10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 10-Q

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

For the quarterly period ended March 31, 2017

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 (or for such shorter period that the registrant was required to file such reports), 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, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and "emerging growth company" in Rule 12b-2 of the Exchange Act. (Check one):

Regency Centers Corporation:

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

Regency Centers, L.P.:

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

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.

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

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

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 common stock was 170,077,581 as of May 9, 2017.

EXPLANATORY NOTE

This report combines the quarterly reports on Form 10-Q for the quarter ended March 31, 2017 of Regency Centers Corporation and Regency Centers, L.P. Unless stated otherwise or the context otherwise requires, references to “Regency Centers Corporation” or the “Parent Company” mean Regency Centers Corporation and its controlled subsidiaries; and references to “Regency Centers, L.P.” or the “Operating Partnership” mean Regency Centers, L.P. and its controlled subsidiaries. The term “the Company”,"Regency Centers" or “Regency” means the Parent Company and the Operating Partnership, collectively.

The Parent Company is a real estate investment trust (“REIT”) and the general partner of the Operating Partnership. The Operating Partnership's capital includes general and limited common Partnership Units (“Units”). As of March 31, 2017, the Parent Company owned all of the Preferred Units of the Operating Partnership and approximately 99.9% of the Units in the Operating Partnership. The remaining limited Units are owned by investors. As the sole general partner of the Operating Partnership, the Parent Company has exclusive control of the Operating Partnership's day-to-day management.

The Company believes combining the quarterly reports on Form 10-Q of the Parent Company and the Operating Partnership into this single report provides the following benefits:

• Enhances investors' understanding of the Parent Company and the Operating Partnership by enabling investors to view the business as a whole in the same manner as management views and operates the business;  

• Eliminates duplicative disclosure and provides a more streamlined and readable presentation; and  

• Creates time and cost efficiencies through the preparation of one combined report instead of two separate reports. 

Management operates the Parent Company and the Operating Partnership as one business. The management of the Parent Company consists of the same individuals as the management of the Operating Partnership. These individuals are officers of the Parent Company and employees of the Operating Partnership.

The Company believes it is important to understand the key differences between the Parent Company and the Operating Partnership in the context of how the Parent Company and the Operating Partnership operate as a consolidated company. The Parent Company is a REIT, whose only material asset is its ownership of partnership interests of the Operating Partnership. As a result, the Parent Company does not conduct business itself, other than acting as the sole general partner of the Operating Partnership, issuing public equity from time to time and guaranteeing certain debt of the Operating Partnership. Except for the $500 million of unsecured public and private placement debt assumed with the Equity One merger on March 1, 2017, the Parent Company does not have any other indebtedness, but guarantees all of the unsecured debt of the Operating Partnership. The Operating Partnership is also the co-issuer and guarantees the debt of the Parent Company. The Operating Partnership holds all the assets of the Company and retains the ownership interests in the Company's joint ventures. Except for net proceeds from public equity issuances by the Parent Company, which are contributed to the Operating Partnership in exchange for partnership units, the Operating Partnership generates all remaining capital required by the Company's business. These sources include the Operating Partnership's operations, its direct or indirect incurrence of indebtedness, and the issuance of partnership units.

Stockholders' equity, partners' capital, and noncontrolling interests are the main areas of difference between the consolidated financial statements of the Parent Company and those of the Operating Partnership. The Operating Partnership's capital includes general and limited common Partnership Units, and Preferred Units owned by the Parent Company. The limited partners' units in the Operating Partnership owned by third parties are accounted for in partners' capital in the Operating Partnership's financial statements and outside of stockholders' equity in noncontrolling interests in the Parent Company's financial statements. The Preferred Units owned by the Parent Company are eliminated in consolidation in the accompanying consolidated financial statements of the Parent Company and are classified as preferred units of the general partner in the accompanying consolidated financial statements of the Operating Partnership.

In order to highlight the differences between the Parent Company and the Operating Partnership, there are sections in this report that separately discuss the Parent Company and the Operating Partnership, including separate financial statements, controls and procedures sections, and separate Exhibit 31 and 32 certifications. In the sections that combine disclosure for the Parent Company and the Operating Partnership, this report refers to actions or holdings as being actions or holdings of the Company. 

As general partner with control of the Operating Partnership, the Parent Company consolidates the Operating Partnership for financial reporting purposes, and the Parent Company does not have assets other than its investment in the Operating Partnership. Therefore, while stockholders' equity and partners' capital differ as discussed above, the assets and liabilities of the Parent Company and the Operating Partnership are the same on their respective financial statements.

TABLE OF CONTENTS

		Form 10-Q Report Page
PART I - FINANCIAL INFORMATION
Item 1.	Financial Statements
Regency Centers Corporation:
	Consolidated Balance Sheets as of March 31, 2017 and December 31, 2016	1
	Consolidated Statements of Operations for the periods ended March 31, 2017 and 2016	2
	Consolidated Statements of Comprehensive Income for the periods ended March 31, 2017 and 2016	3
	Consolidated Statements of Equity for the periods ended March 31, 2017 and 2016	4
	Consolidated Statements of Cash Flows for the periods ended March 31, 2017 and 2016	5
Regency Centers, L.P.:
	Consolidated Balance Sheets as of March 31, 2017 and December 31, 2016	6
	Consolidated Statements of Operations for the periods ended March 31, 2017 and 2016	7
	Consolidated Statements of Comprehensive Income for the periods ended March 31, 2017 and 2016	8
	Consolidated Statements of Capital for the periods ended March 31, 2017 and 2016	9
	Consolidated Statements of Cash Flows for the periods ended March 31, 2017 and 2016	10
	Notes to Consolidated Financial Statements	12
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations	33
Item 3.	Quantitative and Qualitative Disclosures about Market Risk	56
Item 4.	Controls and Procedures	56
PART II - OTHER INFORMATION
Item 1.	Legal Proceedings	57
Item 1A.	Risk Factors	57
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	57
Item 3.	Defaults Upon Senior Securities	57
Item 4.	Mine Safety Disclosures	58
Item 5.	Other Information	58
Item 6.	Exhibits	59
SIGNATURES		61

PART I - FINANCIAL INFORMATION

Item 1. Financial Statements

REGENCY CENTERS CORPORATION

Consolidated Balance Sheets

March 31, 2017 and December 31, 2016

(in thousands, except share data)

		2017		2016
Assets		(unaudited)
Real estate investments at cost:
Land	$	4,760,963		1,660,424
Buildings and improvements		5,908,653		3,092,197
Properties in development		292,480		180,878
		10,962,096		4,933,499
Less: accumulated depreciation		1,166,657		1,124,391
		9,795,439		3,809,108
Properties held for sale		19,600		—
Investments in real estate partnerships		381,691		296,699
Net real estate investments		10,196,730		4,105,807
Cash and cash equivalents		36,855		13,256
Restricted cash		7,987		4,623
Tenant and other receivables, net of allowance for doubtful accounts and straight-line rent reserves of $9,577 and $9,021 at March 31, 2017 and December 31, 2016, respectively		119,843		111,722
Deferred leasing costs, less accumulated amortization of $85,971 and $83,529 at March 31, 2017 and December 31, 2016, respectively		68,299		69,000
Acquired lease intangible assets, less accumulated amortization of $69,324 and $56,695 at March 31, 2017 and December 31, 2016, respectively		606,707		118,831
Trading securities held in trust		29,025		28,588
Other assets		70,526		37,079
Total assets	$	11,135,972		4,488,906
Liabilities and Equity
Liabilities:
Notes payable	$	2,749,202		1,363,925
Unsecured credit facilities		658,024		278,495
Accounts payable and other liabilities		242,638		138,936
Acquired lease intangible liabilities, less accumulated amortization of $28,689 and $23,538 at March 31, 2017 and December 31, 2016, respectively		680,469		54,180
Tenants’ security, escrow deposits and prepaid rent		41,136		28,868
Total liabilities		4,371,469		1,864,404
Commitments and contingencies		—		—
Equity:
Stockholders’ equity:
Preferred stock, $0.01 par value per share, 30,000,000 shares authorized; 3,000,000Series 7 shares issued and outstanding at March 31, 2017, and 13,000,000 Series 6 and 7 shares issued and outstanding at December 31, 2016, with liquidation preferences of $25 per share		75,000		325,000
Common stock, $0.01 par value per share, 220,000,000 and 150,000,000 shares authorized; 170,076,671 and 104,497,286 shares issued at March 31, 2017 and December 31, 2016, respectively		1,701		1,045
Treasury stock at cost, 349,660 and 347,903 shares held at March 31, 2017 and December 31, 2016, respectively		(17,473	)	(17,062	)
Additional paid in capital		7,768,794		3,294,923
Accumulated other comprehensive loss		(15,791	)	(18,346	)
Distributions in excess of net income		(1,080,882	)	(994,259	)
Total stockholders’ equity		6,731,349		2,591,301
Noncontrolling interests:
Exchangeable operating partnership units, aggregate redemption value of $10,235 and $10,630 at March 31, 2017 and December 31, 2016, respectively		(2,063	)	(1,967	)
Limited partners’ interests in consolidated partnerships		35,217		35,168
Total noncontrolling interests		33,154		33,201
Total equity		6,764,503		2,624,502
Total liabilities and equity	$	11,135,972		4,488,906

See accompanying notes to consolidated financial statements.

1

REGENCY CENTERS CORPORATION

Consolidated Statements of Operations

(in thousands, except per share data)

(unaudited)

		Three months ended March 31,
		2017		2016
Revenues:
Minimum rent	$	141,240		107,674
Percentage rent		2,906		1,703
Recoveries from tenants and other income		45,279		33,487
Management, transaction, and other fees		6,706		6,764
Total revenues		196,131		149,628
Operating expenses:
Depreciation and amortization		60,053		38,716
Operating and maintenance		29,763		22,685
General and administrative		17,673		16,299
Real estate taxes		21,450		15,870
Other operating expenses (note 2)		71,512		2,306
Total operating expenses		200,451		95,876
Other expense (income):
Interest expense, net		27,199		24,142
Provision for impairment		—		1,666
Net investment (income) loss, including unrealized (gains) losses of ($852) and ($230) for the three months ended March 31, 2017 and 2016, respectively		(1,097	)	155
Total other expense (income)		26,102		25,963
(Loss) income from operations before equity in income of investments in real estate partnerships		(30,422	)	27,789
Equity in income of investments in real estate partnerships		9,342		12,920
Income tax expense of taxable REIT subsidiary		50		—
(Loss) income from operations		(21,130	)	40,709
Gain on sale of real estate, net of tax		415		12,868
Net (loss) income		(20,715	)	53,577
Noncontrolling interests:
Exchangeable operating partnership units		19		(85	)
Limited partners’ interests in consolidated partnerships		(671	)	(349	)
Loss attributable to noncontrolling interests		(652	)	(434	)
Net (loss) income attributable to the Company		(21,367	)	53,143
Preferred stock dividends and issuance costs		(11,856	)	(5,266	)
Net (loss) income attributable to common stockholders	$	(33,223	)	47,877
(Loss) income per common share - basic	$	(0.26	)	0.49
(Loss) income per common share - diluted	$	(0.26	)	0.49

See accompanying notes to consolidated financial statements.

2

REGENCY CENTERS CORPORATION

Consolidated Statements of Comprehensive Income

(in thousands)

(unaudited)

		Three months ended March 31,
		2017		2016
Net (loss) income	$	(20,715	)	53,577
Other comprehensive (loss) income:
Effective portion of change in fair value of derivative instruments:
Effective portion of change in fair value of derivative instruments		(68	)	(16,785	)
Reclassification adjustment of derivative instruments included in net income		2,654		2,453
Unrealized gain (loss) on available-for-sale securities		32		(36	)
Other comprehensive income (loss)		2,618		(14,368	)
Comprehensive (loss) income		(18,097	)	39,209
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests		652		434
Other comprehensive income (loss) attributable to noncontrolling interests		65		(168	)
Comprehensive income attributable to noncontrolling interests		717		266
Comprehensive (loss) income attributable to the Company	$	(18,814	)	38,943

See accompanying notes to consolidated financial statements.

3

REGENCY CENTERS CORPORATION Consolidated Statements of Equity For the three months ended March 31, 2017 and 2016 (in thousands, except per share data) (unaudited)
																Noncontrolling Interests
	Preferred Stock			Common Stock		Treasury Stock		Additional Paid In Capital		Accumulated Other Comprehensive Loss		Distributions in Excess of Net Income		Total Stockholders’ Equity		Exchangeable Operating Partnership Units		Limited Partners’ Interest  in Consolidated Partnerships		Total Noncontrolling Interests		Total Equity
Balance at December 31, 2015	$	325,000		972		(19,658	)	2,742,508		(58,693	)	(936,020	)	2,054,109		(1,975	)	30,486		28,511		2,082,620
Net income	—			—		—		—		—		53,143		53,143		85		349		434		53,577
Other comprehensive loss	—			—		—		—		(14,200	)	—		(14,200	)	(22	)	(146	)	(168	)	(14,368	)
Deferred compensation plan, net	—			—		1,287		(1,287	)	—		—		—		—		—		—		—
Restricted stock issued, net of amortization	—			2		—		3,400		—		—		3,402		—		—		—		3,402
Common stock redeemed for taxes withheld for stock based compensation, net	—			—		—		(7,950	)	—		—		(7,950	)	—		—		—		(7,950	)
Common stock issued under dividend reinvestment plan	—			—		—		292		—		—		292		—		—		—		292
Common stock issued, net of issuance costs	—			2		—		12,291		—		—		12,293		—		—		—		12,293
Contributions from partners	—			—		—		—		—		—		—		—		8,389		8,389		8,389
Distributions to partners	—			—		—		(350	)	—		—		(350	)	—		(1,387	)	(1,387	)	(1,737	)
Cash dividends declared:
Preferred stock	—			—		—		—		—		(5,266	)	(5,266	)	—		—		—		(5,266	)
Common stock/unit ($0.50 per share)	—			—		—		—		—		(48,802	)	(48,802	)	(77	)	—		(77	)	(48,879	)
Balance at March 31, 2016	$	325,000		976		(18,371	)	2,748,904		(72,893	)	(936,945	)	2,046,671		(1,989	)	37,691		35,702		2,082,373
Balance at December 31, 2016	$	325,000		1,045		(17,062	)	3,294,923		(18,346	)	(994,259	)	2,591,301		(1,967	)	35,168		33,201		2,624,502
Net loss	—			—		—		—		—		(21,367	)	(21,367	)	(19	)	671		652		(20,715	)
Other comprehensive income	—			—		—		—		2,555		—		2,555		2		63		65		2,620
Deferred compensation plan, net	—			—		(411	)	412		—		—		1		—		—		—		1
Restricted stock issued, net of amortization	—			2		—		3,731		—		—		3,733		—		—		—		3,733
Common stock redeemed for taxes withheld for stock based compensation, net	—			(1	)	—		(18,219	)	—		—		(18,220	)	—		—		—		(18,220	)
Common stock issued under dividend reinvestment plan	—			—		—		301		—		—		301		—		—		—		301
Common stock issued, net of issuance costs	—			655		—		4,479,031		—		—		4,479,686		—		—		—		4,479,686
Redemption of preferred stock	(250,000		)	—		—		8,615		—		(8,615	)	(250,000	)	—		—		—		(250,000	)
Contributions from partners	—			—		—		—		—		—		—		—		153		153		153
Distributions to partners	—			—		—		—		—		—		—		—		(838	)	(838	)	(838	)
Cash dividends declared:
Preferred stock	—			—		—		—		—		(3,241	)	(3,241	)	—		—		—		(3,241	)
Common stock/unit ($0.51 per share)	—			—		—		—		—		(53,400	)	(53,400	)	(79	)	—		(79	)	(53,479	)
Balance at March 31, 2017	$	75,000		1,701		(17,473	)	7,768,794		(15,791	)	(1,080,882	)	6,731,349		(2,063	)	35,217		33,154		6,764,503

See accompanying notes to consolidated financial statements.

4

REGENCY CENTERS CORPORATION

Consolidated Statements of Cash Flows

For the three months endedMarch 31, 2017 and 2016

(in thousands)

(unaudited)

		2017		2016
Cash flows from operating activities:
Net (loss) income	$	(20,715	)	53,577
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization		60,053		38,716
Amortization of deferred loan cost and debt premium		2,459		2,353
(Accretion) and amortization of above and below market lease intangibles, net		(3,484	)	(351	)
Stock-based compensation, net of capitalization		12,131		2,621
Equity in income of investments in real estate partnerships		(9,342	)	(12,920	)
Gain on sale of real estate, net of tax		(415	)	(12,868	)
Provision for impairment		—		1,666
Distribution of earnings from operations of investments in real estate partnerships		12,784		13,840
Deferred income tax benefit		(87	)	—
Deferred compensation expense		1,062		(148	)
Realized and unrealized (gain) loss on investments		(1,064	)	155
Changes in assets and liabilities:
Restricted cash		67		(109	)
Accounts receivable, net		8,974		4,371
Straight-line rent receivables, net		(3,439	)	(1,848	)
Deferred leasing costs		(1,355	)	(2,903	)
Other assets		(2,657	)	(746	)
Accounts payable and other liabilities		(24,370	)	(7,286	)
Tenants’ security, escrow deposits and prepaid rent		2,121		(1,301	)
Net cash provided by operating activities		32,723		76,819
Cash flows from investing activities:
Acquisition of operating real estate		—		(16,483	)
Acquisition of Equity One, net of cash acquired of $72,534		(648,957	)	—
Real estate development and capital improvements		(66,504	)	(38,289	)
Proceeds from sale of real estate investments		1,749		32,261
Issuance of notes receivable		(510	)	—
Investments in real estate partnerships		(1,688	)	(2,438	)
Distributions received from investments in real estate partnerships		25,428		18,296
Dividends on investment securities		55		59
Acquisition of securities		(3,334	)	(41,946	)
Proceeds from sale of securities		3,815		41,207
Net cash used in investing activities		(689,946	)	(7,333	)
Cash flows from financing activities:
Net proceeds from common stock issuance		—		12,293
Repurchase of common shares in conjunction with equity award plans		(18,275	)	(7,984	)
Proceeds from sale of treasury stock		76		904
Redemption of preferred stock and partnership units		(250,000	)	—
Distributions to limited partners in consolidated partnerships, net		(786	)	(1,707	)
Distributions to exchangeable operating partnership unit holders		(79	)	(77	)
Dividends paid to common stockholders		(53,289	)	(48,510	)
Dividends paid to preferred stockholders		(3,241	)	(5,266	)
Proceeds from issuance of fixed rate unsecured notes, net		646,424		—
Proceeds from unsecured credit facilities		740,000		10,000
Repayment of unsecured credit facilities		(360,000	)	(10,000	)
Proceeds from notes payable		1,577		—
Repayment of notes payable		(11,422	)	(27,281	)
Scheduled principal payments		(1,367	)	(1,572	)
Payment of loan costs		(8,796	)	(5	)
Net cash provided by (used in) financing activities		680,822		(79,205	)
Net increase (decrease) in cash and cash equivalents		23,599		(9,719	)
Cash and cash equivalents at beginning of the period		13,256		36,856
Cash and cash equivalents at end of the period	$	36,855		27,137

5

REGENCY CENTERS CORPORATION

Consolidated Statements of Cash Flows

For the three months endedMarch 31, 2017, and 2016

(in thousands)

(unaudited)

		2017		2016
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $1,061 and $973 in 2017 and 2016, respectively)	$	7,687		7,611
Supplemental disclosure of non-cash transactions:
Common stock issued under dividend reinvestment plan	$	301		292
Stock-based compensation capitalized	$	778		814
Contributions from limited partners in consolidated partnerships, net	$	100		8,362
Common stock issued for dividend reinvestment in trust	$	177		190
Contribution of stock awards into trust	$	929		958
Distribution of stock held in trust	$	4,114		1,807
Change in fair value of securities available-for-sale	$	32		(36	)
Equity One Merger:
Real estate, net	$	5,985,895		—
Investments in real estate partnerships	$	103,566		—
Notes payable	$	(757,399	)	—
Other assets and liabilities, net	$	(80,693	)	—
Common stock exchanged for Equity One shares	$	(4,471,808	)	—

See accompanying notes to consolidated financial statements.

REGENCY CENTERS, L.P.

Consolidated Balance Sheets

March 31, 2017 and December 31, 2016

(in thousands, except unit data)

		2017		2016
Assets		(unaudited)
Real estate investments at cost:
Land	$	4,760,963		1,660,424
Buildings and improvements		5,908,653		3,092,197
Properties in development		292,480		180,878
		10,962,096		4,933,499
Less: accumulated depreciation		1,166,657		1,124,391
		9,795,439		3,809,108
Properties held for sale		19,600		—
Investments in real estate partnerships		381,691		296,699
Net real estate investments		10,196,730		4,105,807
Cash and cash equivalents		36,855		13,256
Restricted cash		7,987		4,623
Tenant and other receivables, net of allowance for doubtful accounts and straight-line rent reserves of $9,577 and $9,021 at March 31, 2017 and December 31, 2016, respectively		119,843		111,722
Deferred leasing costs, less accumulated amortization of $85,971 and $83,529 at March 31, 2017 and December 31, 2016, respectively		68,299		69,000
Acquired lease intangible assets, less accumulated amortization of $69,324 and $56,695 at March 31, 2017 and December 31, 2016, respectively		606,707		118,831
Trading securities held in trust		29,025		28,588
Other assets		70,526		37,079
Total assets	$	11,135,972		4,488,906
Liabilities and Capital
Liabilities:
Notes payable	$	2,749,202		1,363,925
Unsecured credit facilities		658,024		278,495
Accounts payable and other liabilities		242,638		138,936
Acquired lease intangible liabilities, less accumulated amortization of $28,689 and $23,538 at March 31, 2017 and December 31, 2016, respectively		680,469		54,180
Tenants’ security, escrow deposits and prepaid rent		41,136		28,868
Total liabilities		4,371,469		1,864,404
Commitments and contingencies		—		—
Capital:
Partners’ capital:
Preferred units of general partner, $0.01 par value per unit, 3,000,000 and 13,000,000 units issued and outstanding at March 31, 2017 and December 31, 2016, liquidation preference of $25 per unit		75,000		325,000
General partner; 170,076,671 and 104,497,286 units outstanding at March 31, 2017 and December 31, 2016, respectively		6,672,140		2,284,647
Limited partners; 154,170 units outstanding at March 31, 2017 and December 31, 2016		(2,063	)	(1,967	)
Accumulated other comprehensive loss		(15,791	)	(18,346	)
Total partners’ capital		6,729,286		2,589,334
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships		35,217		35,168
Total noncontrolling interests		35,217		35,168
Total capital		6,764,503		2,624,502
Total liabilities and capital	$	11,135,972		4,488,906

See accompanying notes to consolidated financial statements.

6

REGENCY CENTERS, L.P.

Consolidated Statements of Operations

(in thousands, except per unit data)

(unaudited)

		Three months ended March 31,
		2017		2016
Revenues:
Minimum rent	$	141,240		107,674
Percentage rent		2,906		1,703
Recoveries from tenants and other income		45,279		33,487
Management, transaction, and other fees		6,706		6,764
Total revenues		196,131		149,628
Operating expenses:
Depreciation and amortization		60,053		38,716
Operating and maintenance		29,763		22,685
General and administrative		17,673		16,299
Real estate taxes		21,450		15,870
Other operating expenses (note 2)		71,512		2,306
Total operating expenses		200,451		95,876
Other expense (income):
Interest expense, net		27,199		24,142
Provision for impairment		—		1,666
Net investment (income) loss, including unrealized (gains) losses of ($852) and ($230) for the three months ended March 31, 2017 and 2016, respectively		(1,097	)	155
Total other expense (income)		26,102		25,963
(Loss) income from operations before equity in income of investments in real estate partnerships		(30,422	)	27,789
Equity in income of investments in real estate partnerships		9,342		12,920
Income tax expense of taxable REIT subsidiary		50		—
(Loss) income from operations		(21,130	)	40,709
Gain on sale of real estate, net of tax		415		12,868
Net (loss) income		(20,715	)	53,577
Limited partners’ interests in consolidated partnerships		(671	)	(349	)
Net (loss) income attributable to the Partnership		(21,386	)	53,228
Preferred unit distributions and issuance costs		(11,856	)	(5,266	)
Net (loss) income attributable to common unit holders	$	(33,242	)	47,962
(Loss) income per common unit - basic	$	(0.26	)	0.49
(Loss) income per common unit - diluted	$	(0.26	)	0.49

See accompanying notes to consolidated financial statements.

7

REGENCY CENTERS, L.P.

Consolidated Statements of Comprehensive Income

(in thousands)

(unaudited)

		Three months ended March 31,
		2017		2016
Net (loss) income	$	(20,715	)	53,577
Other comprehensive (loss) income:
Effective portion of change in fair value of derivative instruments:
Effective portion of change in fair value of derivative instruments		(68	)	(16,785	)
Reclassification adjustment of derivative instruments included in net income		2,654		2,453
Unrealized gain (loss) on available-for-sale securities		32		(36	)
Other comprehensive income (loss)		2,618		(14,368	)
Comprehensive (loss) income		(18,097	)	39,209
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests		671		349
Other comprehensive income (loss) attributable to noncontrolling interests		63		(146	)
Comprehensive income attributable to noncontrolling interests		734		203
Comprehensive (loss) income attributable to the Partnership	$	(18,831	)	39,006

See accompanying notes to consolidated financial statements.

8

REGENCY CENTERS, L.P. Consolidated Statements of Capital For the three months ended March 31, 2017 and 2016  (in thousands) (unaudited)
		General Partner Preferred and Common Units		Limited Partners		Accumulated Other Comprehensive Loss		Total Partners’ Capital		Noncontrolling Interests in Limited Partners’ Interest in Consolidated Partnerships		Total Capital
Balance at December 31, 2015	$	2,112,802		(1,975	)	(58,693	)	2,052,134		30,486		2,082,620
Net income		53,143		85		—		53,228		349		53,577
Other comprehensive loss		—		(22	)	(14,200	)	(14,222	)	(146	)	(14,368	)
Contributions from partners		—		—		—		—		8,389		8,389
Distributions to partners		(49,152	)	(77	)	—		(49,229	)	(1,387	)	(50,616	)
Preferred unit distributions		(5,266	)	—		—		(5,266	)	—		(5,266	)
Restricted units issued as a result of amortization of restricted stock issued by Parent Company		3,402		—		—		3,402		—		3,402
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances		4,635		—		—		4,635		—		4,635
Balance at March 31, 2016		2,119,564		(1,989	)	(72,893	)	2,044,682		37,691		2,082,373
Balance at December 31, 2016		2,609,647		(1,967	)	(18,346	)	2,589,334		35,168		2,624,502
Net loss		(21,367	)	(19	)	—		(21,386	)	671		(20,715	)
Other comprehensive income		—		2		2,555		2,557		63		2,620
Deferred compensation plan, net		—		—		—		—		—		—
Contributions from partners		—		—		—		—		153		153
Distributions to partners		(53,400	)	(79	)	—		(53,479	)	(838	)	(54,317	)
Preferred unit distributions		(3,241	)	—		—		(3,241	)	—		(3,241	)
Restricted units issued as a result of amortization of restricted stock issued by Parent Company		3,733		—		—		3,733		—		3,733
Preferred stock redemptions		(250,000	)	—		—		(250,000	)	—		(250,000	)
Common units issued as a result of common stock issued by Parent Company, net of repurchases		4,461,767		—		—		4,461,767		—		4,461,767
Balance at March 31, 2017	$	6,747,139		(2,063	)	(15,791	)	6,729,285		35,217		6,764,502

See accompanying notes to consolidated financial statements.

9

REGENCY CENTERS, L.P.

Consolidated Statements of Cash Flows

For the three months endedMarch 31, 2017 and 2016

(in thousands)

(unaudited)

		2017		2016
Cash flows from operating activities:
Net (loss) income	$	(20,715	)	53,577
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization		60,053		38,716
Amortization of deferred loan cost and debt premium		2,459		2,353
(Accretion) and amortization of above and below market lease intangibles, net		(3,484	)	(351	)
Stock-based compensation, net of capitalization		12,131		2,621
Equity in income of investments in real estate partnerships		(9,342	)	(12,920	)
Gain on sale of real estate, net of tax		(415	)	(12,868	)
Provision for impairment		—		1,666
Distribution of earnings from operations of investments in real estate partnerships		12,784		13,840
Deferred income tax benefit		(87	)	—
Deferred compensation expense		1,062		(148	)
Realized and unrealized (gain) loss on investments		(1,064	)	155
Changes in assets and liabilities:
Restricted cash		67		(109	)
Accounts receivable, net		8,974		4,371
Straight-line rent receivables, net		(3,439	)	(1,848	)
Deferred leasing costs		(1,355	)	(2,903	)
Other assets		(2,657	)	(746	)
Accounts payable and other liabilities		(24,370	)	(7,286	)
Tenants’ security, escrow deposits and prepaid rent		2,121		(1,301	)
Net cash provided by operating activities		32,723		76,819
Cash flows from investing activities:
Acquisition of operating real estate		—		(16,483	)
Acquisition of Equity One, net of cash acquired of $72,534		(648,957	)	—
Real estate development and capital improvements		(66,504	)	(38,289	)
Proceeds from sale of real estate investments		1,749		32,261
Issuance of notes receivable		(510	)	—
Investments in real estate partnerships		(1,688	)	(2,438	)
Distributions received from investments in real estate partnerships		25,428		18,296
Dividends on investment securities		55		59
Acquisition of securities		(3,334	)	(41,946	)
Proceeds from sale of securities		3,815		41,207
Net cash used in investing activities		(689,946	)	(7,333	)
Cash flows from financing activities:
Net proceeds from common units issued as a result of common stock issued by Parent Company		—		12,293
Repurchase of common shares in conjunction with equity award plans		(18,275	)	(7,984	)
Proceeds from sale of treasury stock		76		904
Redemption of preferred partnership units		(250,000	)	—
Distributions (to) from limited partners in consolidated partnerships, net		(786	)	(1,707	)
Distributions to partners		(53,368	)	(48,587	)
Distributions to preferred unit holders		(3,241	)	(5,266	)
Proceeds from issuance of fixed rate unsecured notes, net		646,424		—
Proceeds from unsecured credit facilities		740,000		10,000
Repayment of unsecured credit facilities		(360,000	)	(10,000	)
Proceeds from notes payable		1,577		—
Repayment of notes payable		(11,422	)	(27,281	)
Scheduled principal payments		(1,367	)	(1,572	)
Payment of loan costs		(8,796	)	(5	)
Net cash provided by (used in) financing activities		680,822		(79,205	)
Net increase (decrease) in cash and cash equivalents		23,599		(9,719	)
Cash and cash equivalents at beginning of the period		13,256		36,856
Cash and cash equivalents at end of the period	$	36,855		27,137

10

REGENCY CENTERS, L.P.

Consolidated Statements of Cash Flows

For the three months endedMarch 31, 2017, and 2016

(in thousands)

(unaudited)

		2017		2016
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $1,061 and $973 in 2017 and 2016, respectively)	$	7,687		7,611
Supplemental disclosure of non-cash transactions:
Common stock issued by Parent Company for dividend reinvestment plan	$	301		292
Stock-based compensation capitalized	$	778		814
Contributions from limited partners in consolidated partnerships, net	$	100		8,362
Common stock issued for dividend reinvestment in trust	$	177		190
Contribution of stock awards into trust	$	929		958
Distribution of stock held in trust	$	4,114		1,807
Change in fair value of securities available-for-sale	$	32		(36	)
Equity One Merger:
Real estate, net	$	5,985,895		—
Investments in real estate partnerships	$	103,566		—
Notes payable	$	(757,399	)	—
Other assets and liabilities, net	$	(80,693	)	—
Common stock exchanged for Equity One shares	$	(4,471,808	)	—

See accompanying notes to consolidated financial statements.

11

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

1. 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 general partner of Regency Centers, L.P. (the “Operating Partnership”). The Parent Company engages in the ownership, management, leasing, acquisition, and development of retail shopping centers through the Operating Partnership. The Parent Company has no other assets other than through its investment in the Operating Partnership, and its only liabilities are the unsecured notes assumed from the Equity One merger, which are co-issued and guaranteed by the Operating Partnership. The Parent Company guarantees all of the unsecured debt of the Operating Partnership.

On March 1, 2017, Regency completed its merger with Equity One, Inc., whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock owned immediately prior to the effective time of the Merger, resulting in the issuance of approximately 65.5 million shares of common stock to effect the merger.

As of March 31, 2017, the Parent Company, the Operating Partnership, and their controlled subsidiaries on a consolidated basis (the "Company” or “Regency”) owned 313 retail shopping centers and held partial interests in an additional 116 retail shopping centers through unconsolidated investments in real estate partnerships (also referred to as "joint ventures" or "investment partnerships").

The consolidated financial statements reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results for the interim periods presented. These adjustments are considered to be of a normal recurring nature.

Consolidation

The Company consolidates properties that are wholly owned or properties where it owns less than 100%, but which it controls. Control is determined using an evaluation based on accounting standards related to the consolidation of voting interest entities and variable interest entities ("VIEs"). For joint ventures that are determined to be a VIE, the Company consolidates the entity where it is deemed to be the primary beneficiary. Determination of the primary beneficiary is based on whether an entity has (1) the power to direct the activities of the VIE that most significantly impact the entity's economic performance, and (2) the obligation to absorb losses of the entity that could potentially be significant to the VIE or the right to receive benefits from the entity that could potentially be significant to the VIE. The Company's determination of the primary beneficiary considers all relationships between it and the VIE, including management agreements and other contractual arrangements.

Ownership of the Operating Partnership

The Operating Partnership’s capital includes general and limited common Partnership Units. As of March 31, 2017, the Parent Company owned approximately 99.9% of the outstanding common Partnership Units of the Operating Partnership with the remaining limited Partnership Units held by third parties (“Exchangeable operating partnership units” or “EOP units”). The Parent Company serves as general partner of the Operating Partnership. The EOP unit holders have limited rights over the Operating Partnership such that they do not have the power to direct the activities of the Operating Partnership. As such, the Operating Partnership is considered a variable interest entity, and the Parent Company, which consolidates it, is the primary beneficiary. The Parent Company’s only investment is the Operating Partnership. Net income and distributions of the Operating Partnership are allocable to the general and limited common Partnership Units in accordance with their ownership percentages.

Segment Reporting 

The Company's business is investing in retail shopping centers through direct ownership or through joint ventures. The Company actively manages its portfolio of retail shopping centers and may from time to time make decisions to sell lower performing properties or developments not meeting its long-term investment

12

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

objectives. The proceeds from sales are reinvested into higher quality retail shopping centers, through acquisitions or new developments, which management believes will generate sustainable revenue growth and attractive returns. It is management's intent that all retail shopping centers will be owned or developed for investment purposes. The Company's revenues and net income are generated from the operation of its investment portfolio. The Company also earns fees for services provided to manage and lease retail shopping centers owned through joint ventures. 

The Company's portfolio is located throughout the United States. Management does not distinguish or group its operations on a geographical basis for purposes of allocating resources or capital. The Company reviews operating and financial data for each property on an individual basis; therefore, the Company defines an operating segment as its individual properties. The individual properties have been aggregated into one reportable segment based upon their similarities with regard to both the nature and economics of the centers, tenants and operational processes, as well as long-term average financial performance.

Real Estate Partnerships

Regency has an ownership interest in 127 properties through partnerships, of which 11 are consolidated. Our partners in these ventures include institutional investors, other real estate developers and/or operators, and individual parties who help Regency source transactions for development and investment (the "Partners" or "limited partners"). Regency has a variable interest in these entities through its equity interests. As managing member, Regency maintains the books and records and typically provides leasing and property management to the partnerships. The partners’ level of involvement varies from protective decisions (debt, bankruptcy, selling primary asset(s) of business) to involvement in approving leases, operating budgets, and capital budgets.

• Those partnerships for which the partners only have protective rights are considered VIEs under ASC 810, Consolidation. Regency is the primary beneficiary of these VIEs as Regency has power over these partnerships and they operate primarily for the benefit of Regency. As such, Regency consolidates these entities and reports the limited partners’ interest as noncontrolling interests.

The majority of the operations of the VIEs are funded with cash flows generated by the properties, or in the case of developments, with capital contributions or third party construction loans. Regency does not provide financial support to the VIEs beyond the terms stipulated in the partnership operating agreements.

• Those partnerships for which the partners are involved in the day to day decisions and do not have any other aspects that would cause them to be considered VIEs, are evaluated for consolidation using the voting interest model.

◦ Those partnerships in which Regency has a controlling financial interest are consolidated and the limited partners’ ownership interest and share of net income is recorded as noncontrolling interest.

◦ Those partnerships in which Regency does not have a controlling financial interest are accounted for using the equity method, and its ownership interest is recognized through single-line presentation as Investments in real estate partnerships in the Consolidated Balance Sheet, and Equity in income of investments in real estate partnerships in the Consolidated Statements of Operations. Cash distributions of earnings from operations of investments in real estate partnerships are presented in cash flows provided by operating activities in the accompanying Consolidated Statements of Cash Flows. Cash distributions from the sale of a property or loan proceeds received from the placement of debt on a property included in investments in real estate partnerships are presented in cash flows provided by investing activities in the accompanying Consolidated Statements of Cash Flows. The net difference in the carrying amount of investments in real estate partnerships and the underlying equity in net assets is either (1) accreted to income and recorded in Equity in income of investments in real estate partnerships in the accompanying Consolidated Statements of Operations over the expected useful lives of the properties and other intangible assets, which range in lives from 10 to 40 years, or (2) recognized upon

13

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

sale of the underlying asset(s) or settlement of underlying liabilities, or (3) recognized at liquidation if the joint venture agreement includes a unilateral right to elect to dissolve the real estate partnership and, upon such an election, receive a distribution in-kind.

The assets of these partnerships are restricted to the use of the partnerships and cannot be used by general creditors of the Company. And similarly, the obligations of these partnerships can only be settled by the assets of these partnerships.

The major classes of assets, liabilities, and non-controlling equity interests held by the Company's VIEs, exclusive of the Operating Partnership as a whole, are as follows:

(in thousands)	March 31, 2017		December 31, 2016
Assets
Real estate assets, net	$	89,682	86,440
Cash and cash equivalents	3,516		3,444
Liabilities
Notes payable	9,757		8,175
Equity
Limited partners’ interests in consolidated partnerships	17,709		17,565

Recent Accounting Pronouncements

The following table provides a brief description of recent accounting pronouncements and expected impact on our financial statements:

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
Recently adopted:
ASU 2016-09, March 2016, Compensation-Stock Compensation (Topic 718):Improvements to Employee Share-Based Payment Accounting	This ASU affects entities that issue share-based payment awards to their employees. The ASU is designed to simplify several aspects of accounting for share-based payment award transactions including income tax consequences, classification of awards as either equity or liabilities, an option to recognize stock compensation forfeitures as they occur, and changes to classification on the statement of cash flows.	January 2017	The adoption of this standard resulted in the reclassification of income taxes withheld on share-based awards out of operating activities into financing activities on the Statement of Cash Flows. As retrospective application was required for this component of the ASU, $8.0 million was reclassified on the Statements of Cash Flows for the three months ended March 31, 2016.
Not yet adopted:
ASU 2016-01, January 2016, Financial Instruments—Overall (Subtopic 825-10): Recognition and Measurement of Financial Assets and Financial Liabilities	The standard amends the guidance to classify equity securities with readily-determinable fair values into different categories and requires equity securities to be measured at fair value with changes in the fair value recognized through net income. Equity investments accounted for under the equity method are not included in the scope of this amendment. Early adoption of this amendment is not permitted.	January 2018	The Company does not expect the adoption and implementation of this standard to have a material impact on its results of operations, financialcondition or cash flows.

14

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
ASU 2016-15, August 2016, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments	The standard will make eight targeted changes to how cash receipts and cash payments are presented and classified in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The ASU is consistent with the Company's current treatment and the Company does not expect the adoption and implementation of this standard to have an impact on its cash flow statement.
ASU 2016-18, November 2016, Statement of Cash Flows (Topic 230): Restricted Cash	This ASU requires entities to show the changes in the total of cash, cash equivalents, restricted cash, and restricted cash equivalents in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The Company is evaluating the alternative methods of adoption and does not expect the adoption to have a material impact on its Statements of Cash Flows.
ASU 2017-01 January 2017, Business Combinations (Topic 805): Clarifying the Definition of a Business	The amendments in this update provide a screen to determine when an integrated set of assets and activities, collectively referred to as a "set", is not a business. The screen requires that when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets, the set is not a business. This screen reduces the number of transactions that need to be further evaluated. If the screen is not met, the amendments in this update (1) require that to be considered a business, a set must include, at a minimum, an input and a substantive process that together significantly contribute to the ability to create output and (2) remove the evaluation of whether a market participant could replace missing elements. The amendments provide a framework to assist entities in evaluating whether both an input and a substantive process are present. Early adoption is permitted.	January 2018	The Company is evaluating the amendments from this update, but expects it to change the treatment of individual operating properties from being considered a business to being considered an asset. This change will result in acquisition costs being capitalized as part of the asset acquisition, whereas current treatment has them recognized in earnings in the period incurred. Additional changes from the update are being evaluated to identify their impact to the Company's financial statements and related disclosures.

15

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
Revenue from Contracts with Customers (Topic 606): ASU 2014-09, May 2014, Revenue from Contracts with Customers (Topic 606) ASU 2016-08, March 2016, Revenue from Contracts with Customers (Topic 606): Principal versus Agent Considerations ASU 2016-10, April 2016, Revenue from Contracts with Customers (Topic 606): Identifying Performance Obligations and Licensing ASU 2016-12, May 2016, Revenue from Contracts with Customers (Topic 606): Narrow-Scope Improvements and Practical Expedients ASU 2016-19, December 2016, Technical Corrections and Improvements ASU 2016-20, December 2016, Technical Corrections and Improvements to Topic 606 Revenue from Contracts With Customers ASU 2017-05, February 2017, Clarifying the Scope of Asset Derecognition Guidance and Accounting for Partial Sales of Nonfinancial Assets	The standard will replace existing revenue recognition standards and significantly expand the disclosure requirements for revenue arrangements. It may be adopted either retrospectively or on a modified retrospective basis to new contracts and existing contracts with remaining performance obligations as of the effective date.	January 2018	The Company is completing its evaluation of the new ASU's as applied to its revenue streams and contracts within the scope of Topic 606. The Company currently does not expect the adoption of these new ASU's to result in a material change to its revenue recognition policies or practices, including timing or presentation. The Company is evaluating the adoption method to apply, which is dependent on final determination of the nature of any changes resulting from the new standard.

16

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
ASU 2016-02, February 2016, Leases (Topic 842)	The standard amends the existing accounting standards for lease accounting, including requiring lessees to recognize most leases on their balance sheets. It also makes targeted changes to lessor accounting, including a change to the treatment of initial direct leasing costs, which no longer considers fixed internal leasing salaries as capitalizable costs. Early adoption of this standard is permitted to coincide with adoption of ASU 2014-09. The standard requires a modified retrospective transition approach for all leases existing at, or entered into after, the date of initial application, with an option to use certain transition relief.	January 2019	The Company is evaluating the impact this standard will have on its financial statements and related disclosures. Capitalization of internal leasing salaries and legal costs will no longer be permitted upon the adoption of this standard, which will result in an increase in Total operating expenses in the Consolidated Statements of Operations in the period of adoption and prospectively.
ASU 2016-13, June 2016, Financial Instruments—Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments	The amendments in this update replace the incurred loss impairment methodology in current GAAP with a methodology that reflects expected credit losses and requires consideration of a broader range of reasonable and supportable information to inform credit loss estimates. This ASU applies to how the Company determines its allowance for doubtful accounts on tenant receivables.	January 2020	The Company is evaluating the alternative methods of adoption and the impact it will have on its financial statements and related disclosures.

17

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

2. Real Estate Investments

Acquisitions

The following table details the shopping centers acquired or land acquired or leased for development:

(in thousands)		Three months ended March 31, 2017
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
3/6/17	The Field at Commonwealth	Chantilly, VA	Development	100%	$9,500	—	—	—
3/8/17	Pinecrest Place (1)	Miami, FL	Development	100%	—	—	—	—
					$9,500	—	—	—
(1)  The Company leased 10.67 acres for a ground up development.
(in thousands)		Three months ended March 31, 2016
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
2/22/16	Garden City Park	Garden City Park, NY	Operating	100%	$17,300	—	10,171	2,940
3/4/16	The Market at Springwoods Village (1)	Houston, TX	Development	53%	$17,994	—	—	—
Total property acquisitions					$35,294	—	10,171	2,940
(1)  Regency acquired a 53% controlling interest in the Market at Springwoods Village partnership to develop a shopping center on land contributed by the partner. As a result of consolidation, the Company recorded the partner's non-controlling interest of $8.4 million in Limited partners' interests in consolidated partnerships in the accompanying Consolidated Balance Sheets.

Equity One Merger

General

On March 1, 2017, Regency completed its merger with Equity One, Inc., an NYSE shopping center company, whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock owned immediately prior to the effective time of the Merger resulting in approximately 65.5 million shares being issued to effect the merger. The following table provides the components that make up the total purchase price for the Equity One merger:

(in thousands, except stock price)	Purchase Price
Shares of common stock issued for merger	65,495
Closing stock price on March 1, 2017	$	68.40
Value of common stock issued for merger	$	4,471,808
Debt repaid	716,278
Other cash payments	5,019
Total purchase price	$	5,193,105

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

As part of the Merger, Regency acquired 121 properties, including 8 properties held through co-investment partnerships. The consolidated net assets and results of operations of Equity One are included in the consolidated financial statements from the closing date, March 1, 2017, going forward and resulted in the following impact to Revenues and Net income attributable to common stockholders for the three months ended March 31, 2017:

		March 31, 2017
(in thousands)		Three months ended
Increase in total revenues	$	34,936
Increase (decrease) in net income attributable to common stockholders (1)		(22,296	)

⁽¹⁾ Includes $69.8 million of transaction costs during the three months ended March 31, 2017, which are recorded in Other operating expenses in the accompanying Consolidated Statements of Operations.

Provisional Purchase Price Allocation of Merger

The Merger has been accounted for using the acquisition method of accounting in accordance with ASC 805, Business Combinations, which requires, among other things, that the assets acquired and liabilities assumed be recognized at their acquisition date fair values. The following table summarizes the provisional purchase price allocation based on the Company's initial valuation, including estimates and assumptions of the acquisition date fair value of the tangible and intangible assets acquired and liabilities assumed:

(in thousands)	Preliminary Purchase Price Allocation
Land	$	3,093,797
Building and improvements	2,802,319
Properties in development	70,179
Properties held for sale	19,600
Investments in unconsolidated real estate partnerships	103,566
Real estate assets	6,089,461
Cash, accounts receivable and other assets	112,211
Intangible assets	500,645
Total assets acquired	6,702,317
Notes payable	757,399
Accounts payable, accrued expenses, and other liabilities	120,370
Lease intangible liabilities	631,443
Total liabilities assumed	1,509,212
Total purchase price	$	5,193,105

The acquired assets and assumed liabilities for an acquired operating property generally include, but are not limited to: land, buildings and improvements, identified tangible and intangible assets and liabilities associated with in-place leases, including tenant improvements, leasing costs, value of above-market and below-market leases, and value of acquired in-place leases. This methodology includes estimating an “as-if vacant” fair value of the physical property, which includes land, building, and improvements and also determines the estimated fair value of identifiable intangible assets and liabilities, considering the following categories: (i) value of in-place leases, and (ii) above and below-market value of in-place leases.

The provisional fair market value of the acquired operating properties is based on a valuation prepared by Regency with assistance of a third party valuation specialist. The third party uses stabilized NOI and market specific capitalization and discount rates as the primary inputs in determining the fair value of the real estate assets. Management reviews the inputs used by the third party specialist as well as the allocation of the purchase price to ensure reasonableness and that the procedures are performed in accordance with management's policy. Management and the third party valuation specialist have prepared their provisional fair value estimates for each of the operating

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

properties acquired, but are still in process of reviewing all of the underlying inputs and assumptions; therefore, the purchase price and its allocation are not yet complete as of the date of this filing. Once the purchase price and allocation are complete, an adjustment to the purchase price or allocation may occur. Additionally, any excess purchase price may result in the recognition of goodwill, the amount of which may be significant.

The allocation of the purchase price is based on management’s assessment, which may change in the future as more information becomes available. Subsequent adjustments made to the purchase price allocation upon completion of the Company's fair value assessment process will not exceed one year. The allocation of the purchase price described above requires a significant amount of judgment and represents management's best estimate of the fair value as of the acquisition date.

The following table details the provisional weighted average amortization and net accretion periods, in years, of the major classes of intangible assets and intangible liabilities arising from the Equity One merger:

(in years)	Weighted Average Amortization Period
Assets:
In-place leases	10.6
Above-market leases	9.5
Below-market ground leases	44.9
Liabilities:
Acquired lease intangible liabilities	22.3

Pro forma Information

The following unaudited pro forma financial data includes the incremental revenues, operating expenses, depreciation and amortization, and costs of the Equity One acquisition as if it had occurred on January 1, 2016:

		Pro forma (Unaudited)
		Three months ended March 31,
(in thousands, except per share data)		2017	2016
Total revenues		265,174	250,042
Income (loss) from operations	(1)	67,397	(51,437	)
Net income (loss) attributable to common stockholders	(1)	54,809	(57,012	)
Income (loss) per common share - basic		0.32	(0.35	)
Income (loss) per common share - diluted		0.32	(0.35	)

⁽¹⁾ The pro forma earnings for the three months ended March 31, 2017 were adjusted to exclude $69.8 million of merger costs, while 2016 pro forma earnings were adjusted to include all merger costs during the first quarter of 2016.

The pro forma financial data is not necessarily indicative of what the actual results of operations would have been assuming the transaction had been completed as set forth above, nor does it purport to represent the results of operations for future periods.

3.    Property Dispositions

Dispositions

The following table provides a summary of shopping centers and land parcels disposed of:

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

	Three months ended March 31,
(in thousands)	2017			2016
Net proceeds from sale of real estate investments	$	1,749		$	34,321		(1)
Gain on sale of real estate, net of tax	$	415		$	12,868
Provision for impairment of real estate sold	$	—		$	(866	)
Number of operating properties sold	—			3
Number of land parcels sold	2			5
Percent interest sold	100		%	100		%

⁽¹⁾ Includes cash deposits received in the previous year.

4.    Notes Payable and Unsecured Credit Facilities

The Company’s outstanding debt consisted of the following:

(in thousands)	Weighted Average Contractual Rate	Weighted Average Effective Rate	March 31, 2017			December 31, 2016
Notes payable:
Fixed rate mortgage loans	5.6%	5.7%	$	607,173		384,786
Variable rate mortgage loans	2.1%	2.3%	116,324		(1)	86,969
Fixed rate unsecured public debt	4.1%	4.6%	2,025,705			892,170
Total notes payable			2,749,202			1,363,925
Unsecured credit facilities:
Line of Credit (the "Line") (2)	1.8%	1.9%	95,000			15,000
Term loans	2.4%	2.4%	563,024			263,495
Total unsecured credit facilities			658,024			278,495
Total debt outstanding			$	3,407,226		1,642,420

⁽¹⁾ Includes five mortgages, whose interest rates vary on LIBOR based formulas. Three of these variable rate loans have interest rate swaps in place to fix the interest rates at a range of 2.8% to 3.7%.

⁽²⁾ Weighted average effective and contractual rate for the Line is calculated based on a fully drawn Line balance.

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

During January 2017, the Company issued $300.0 million of 4.4% senior unsecured public notes due February 1, 2047, which priced at 99.110%. The Company used the net proceeds to redeem all of the outstanding shares of its $250 million6.625% Series 6 preferred stock on February 16, 2017 and to pay down the balance of the Company's Line.

In connection with the merger with Equity One on March 1, 2017, the Company completed the following debt transactions:

• During January 2017, issued $350.0 million of senior unsecured public notes with an interest rate of 3.6% maturing in 2027, which priced at 99.741%. The Company used the net proceeds to repay a $250 million Equity One term loan that became due as a result of the merger and to pay merger related transaction costs.

• During March 2017, increased the size of its Line commitment to $1.0 billion with an accordion feature permitting the Company to request an additional increase in the facility of up to $500 million.

• Completed a $300 million unsecured term loan that matures on December 2, 2020 with the option to prepay at par anytime prior to maturity without penalty. The interest rate on the term loan is equal to LIBOR plus a ratings based margin; however, the Company entered into interest rate swaps to fix the interest rate on the the entire $300 million with a weighted average interest rate of 1.824% (see note 5). The proceeds of the term loan were used to repay a $300 million Equity One term loan that came due as a result of the merger.

• Assumed $300 million of senior unsecured public notes with an interest rate of 3.75% maturing in 2022.

• Assumed $200 million of the senior unsecured private placement notes issued in two$100 million tranches with interest rates of 3.81% and 3.91%, respectively, maturing in 2026.

• Assumed $226.3 million of fixed rate mortgage loans with interest rates ranging from 3.76% to 7.94%, and assumed a $27.8 million variable rate mortgage loan whose interest rate varies with LIBOR.

The public and private unsecured notes assumed from Equity One have covenants that are similar to the Company's existing debt covenants described in Regency's latest Form 10-K.

As of March 31, 2017, scheduled principal payments and maturities on notes payable and unsecured credit facilities were as follows:

(in thousands)	March 31, 2017
Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities (1)		Total
2017	$	8,824	75,511	—		84,335
2018	11,481		139,976	—		151,457
2019	11,251		124,402	95,000		230,653
2020	10,107		84,411	450,000		544,518
2021	9,193		39,001	250,000		298,194
Beyond 5 Years	41,308		154,998	1,915,000		2,111,306
Unamortized debt premium/(discount) and issuance costs	—		13,035	(26,272	)	(13,237	)
Total	$	92,164	631,334	2,683,728		3,407,226

⁽¹⁾ Includes unsecured public debt and unsecured credit facilities.

The Company has $75.5 million of mortgage loans maturing through 2017, which it currently intends to refinance if held with a co-investment partner or pay off if wholly owned. The Company has sufficient capacity on its Line to repay maturing debt, all of which is in the form of non-recourse mortgage loans.

The Company was in compliance as of March 31, 2017 with the financial and other covenants under its unsecured public and private placement debt and unsecured credit facilities.

5.    Derivative Financial Instruments

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets:

							Fair Value
	(in thousands)						Assets (Liabilities)(1)
	Effective Date	Maturity Date	Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	March 31, 2017			December 31, 2016
	10/16/13	10/16/20	$	28,100	1 Month LIBOR	2.196%	$	(440	)	(580	)
	4/3/17	12/2/20	300,000		1 Month LIBOR with Floor	1.824%	(593		)	—
	8/1/16	1/5/22	265,000		1 Month LIBOR with Floor	1.053%	10,469			9,889
	4/7/16	4/1/23	20,000		1 Month LIBOR	1.303%	770			720
	12/1/16	11/1/23	33,000		1 Month LIBOR	1.490%	1,101			1,013
Total derivative financial instruments							$	11,307		11,042

⁽¹⁾ Derivatives in an asset position are included within Other assets in the accompanying Consolidated Balance Sheets, while those in a liability position are included within Accounts payable and other liabilities.

These derivative financial instruments are all interest rate swaps, which are designated and qualify as cash flow hedges. The Company does not use derivatives for trading or speculative purposes and, as of March 31, 2017, does not have any derivatives that are not designated as hedges. The Company has master netting agreements; however, the Company does not have multiple derivatives subject to a single master netting agreement with the same counterparties. Therefore, none are offset in the accompanying Consolidated Balance Sheets.

The effective portion of changes in the fair value of derivatives designated and qualifying as cash flow hedges is recorded in Accumulated other comprehensive income (loss) ("AOCI") and subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. The ineffective portion of the change in fair value of the derivatives is recognized directly in earnings within Interest expense, in the accompanying Consolidated Statements of Operations.

The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements:

Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)						Location and Amount of Gain or (Loss) Recognized in Income on  Derivative (Ineffective Portion and Missed Forecast)
	Three months ended March 31,						Three months ended March 31,						Three months ended March 31,
(in thousands)	2017			2016			2017			2016			2017		2016
Interest rate swaps	$	(68	)	(16,785	)	Interest expense	$	(2,654	)	(2,453	)	Loss on derivative instruments	$	—	—

As of March 31, 2017, the Company expects $10.5 million of net deferred losses on derivative instruments in Accumulated other comprehensive loss, including the Company's share from its Investments in real estate partnerships, to be reclassified into earnings during the next 12 months. Included in the reclassification is $8.4 million which is related to previously settled swaps on the Company's ten year fixed rate unsecured loans.

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

6.    Fair Value Measurements

(a) Disclosure of Fair Value of Financial Instruments

All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation, reasonably approximate their fair values, except for the following:

	March 31, 2017			December 31, 2016
(in thousands)	Carrying Amount		Fair Value	Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	10,992	10,877	$	10,481	10,380
Financial liabilities:
Notes payable	$	2,749,202	2,832,355	$	1,363,925	1,435,000
Unsecured credit facilities	$	658,024	660,000	$	278,495	279,700

The above fair values represent management's estimate of the amounts that would be received from selling those assets or that would be paid to transfer those liabilities in an orderly transaction between market participants as of March 31, 2017 and December 31, 2016. These fair value measurements maximize the use of observable inputs. However, in situations where there is little, if any, market activity for the asset or liability at the measurement date, the fair value measurement reflects the Company's own judgments about the assumptions that market participants would use in pricing the asset or liability.

The Company develops its judgments based on the best information available at the measurement date, including expected cash flows, appropriate risk-adjusted discount rates, and available observable and unobservable inputs. Service providers involved in fair value measurements are evaluated for competency and qualifications on an ongoing basis. As considerable judgment is often necessary to estimate the fair value of these financial instruments, the fair values presented above are not necessarily indicative of amounts that will be realized upon disposition of the financial instruments.

The following methods and assumptions were used to estimate the fair value of these financial instruments:

Notes Receivable

The fair value of the Company's Notes receivable is estimated by calculating the present value of future contractual cash flows discounted at interest rates available for notes of the same terms and maturities, adjusted for counter-party specific credit risk. The fair value of Notes receivable was determined primarily using Level 3 inputs of the fair value hierarchy, which considered counter-party credit risk and collateral risk of the underlying property securing the note receivable.

Notes Payable

The fair value of the Company's unsecured debt is estimated based on the quoted market prices for the same or similar issues or on the current rates offered to the Company for debt of the same remaining maturities. The fair value of the unsecured debt was determined using Level 2 inputs of the fair value hierarchy.

The fair value of the Company's mortgage notes payable is estimated by discounting future cash flows of each instrument at rates that reflect the current market rates available to the Company for debt of the same terms and 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. The fair value of the mortgage notes payable was determined using Level 2 inputs of the fair value hierarchy.

Unsecured Credit Facilities

The fair value of the Company's Unsecured credit facilities is estimated based on the interest rates currently offered to the Company by financial institutions. The fair value of the credit facilities was determined using Level 2 inputs of the fair value hierarchy.

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

The following interest rate ranges were used by the Company to estimate the fair value of its financial instruments:

	March 31, 2017		December 31, 2016
	Low	High	Low	High
Notes receivable	7.3%	7.3%	7.2%	7.2%
Notes payable	3.0%	3.8%	2.9%	3.9%
Unsecured credit facilities	1.7%	1.7%	1.5%	1.6%

(b) Fair Value Measurements

The following financial instruments are measured at fair value on a recurring basis:

Trading Securities Held in Trust

The Company has investments in marketable securities, which are assets of the non-qualified deferred compensation plan ("NQDCP"), 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 quoted prices in active markets, which are considered Level 1 inputs of the fair value hierarchy. Changes in the value of trading securities are recorded within net investment (income) loss from deferred compensation plan in the accompanying Consolidated Statements of Operations.

Available-for-Sale Securities

Available-for-sale securities consist of investments in certificates of deposit and corporate bonds, and are recorded at fair value using matrix pricing methods to estimate fair value, which are considered Level 2 inputs of the fair value hierarchy. Unrealized gains or losses on these securities are recognized through Other comprehensive income.

Interest Rate Derivatives

The fair value of the Company's interest rate derivatives is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty's nonperformance risk in the fair value measurements.

Although the Company has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by the Company and its counterparties. The Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its interest rate swaps. As a result, the Company determined that its interest rate swaps valuation in its entirety is classified in Level 2 of the fair value hierarchy.

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

The following tables present the placement in the fair value hierarchy of assets and liabilities that are measured at fair value on a recurring basis:

	Fair Value Measurements as of March 31, 2017
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	29,025		29,025	—		—
Available-for-sale securities	7,543			—	7,543		—
Interest rate derivatives	12,340			—	12,340		—
Total	$	48,908		29,025	19,883		—
Liabilities:
Interest rate derivatives	$	(1,033	)	—	(1,033	)	—

	Fair Value Measurements as of December 31, 2016
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	28,588		28,588	—		—
Available-for-sale securities	7,420			—	7,420		—
Interest rate derivatives	11,622			—	11,622		—
Total	$	47,630		28,588	19,042		—
Liabilities:
Interest rate derivatives	$	(580	)	—	(580	)	—

7.    Equity and Capital

Preferred Stock of the Parent Company

Redemption:

The Parent Company redeemed all of the issued and outstanding shares of its $250 million6.625% Series 6 cumulative redeemable preferred stock on February 16, 2017. The redemption price of $25.21 per share includes accrued and unpaid dividends, resulting in an aggregate amount being paid of $252.0 million. The funds used to redeem the Series 6 preferred stock were provided by the $300 million30 year senior unsecured debt offering completed in January 2017 as discussed in note 4.

Common Stock of the Parent Company

Issuances:

At the Market ("ATM") Program

The Company's ATM equity offering program, which expired on March 4, 2017, authorized the Parent Company to sell up to $200 million of common stock at prices determined by the market at the time of sale. As of March 31, 2017, the Company has not reinstituted an ATM equity offering program.

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

There were no shares issued under the ATM equity program during the three months ended March 31, 2017. The following table presents the shares that were issued under the ATM equity program during the three months ended March 31, 2016:

	Three months ended March 31,
(dollar amounts are in thousands, except price per share data)		2016
Shares issued (1)		182,787
Weighted average price per share		68.85
Gross proceeds		12,584
Commissions		157
(1) Reflects shares traded in December and settled in January.

Forward Equity Offering

In March 2016, the Parent Company entered into a forward sale agreement (the "Forward Equity Offering") to issue 3.10 million shares of its common stock at an offering price of $75.25 per share before any underwriting discount and offering expenses.

In June 2016, the Parent Company partially settled its forward equity offering by delivering 1.85 million shares of newly issued common stock thereby receiving $137.5 million of net proceeds which were used to repay the Line. The remaining 1.25 million shares must be settled under the forward sale agreement prior to June 23, 2017.

Equity One merger

On March 1, 2017, Regency completed its merger with Equity One, Inc., whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock that they owned immediately prior to the effective time of the Merger resulting in approximately 65.5 million shares being issued to effect the merger.

Common Units of the Operating Partnership

Issuances:

Common units were issued to the Parent Company in relation to the Parent Company's issuance of common stock, as discussed above.

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

Accumulated Other Comprehensive Loss

The following tables present changes in the balances of each component of AOCI:

	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2015	$	(58,650	)	(43	)	(58,693	)	(785	)	—	(785	)	(59,478	)
Other comprehensive income before reclassifications	(16,581		)	(36	)	(16,617	)	(204	)	—	(204	)	(16,821	)
Amounts reclassified from accumulated other comprehensive income	2,417			—		2,417		36		—	36		2,453
Current period other comprehensive income, net	(14,164		)	(36	)	(14,200	)	(168	)	—	(168	)	(14,368	)
Balance as of March 31, 2016	$	(72,814	)	(79	)	(72,893	)	(953	)	—	(953	)	(73,846	)
	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2016	$	(18,327	)	(19	)	(18,346	)	(301	)	—	(301	)	(18,647	)
Other comprehensive income before reclassifications	(88		)	32		(56	)	21		—	21		(35	)
Amounts reclassified from accumulated other comprehensive income	2,610			—		2,610		44		—	44		2,654
Current period other comprehensive income, net	2,522			32		2,554		65		—	65		2,619
Balance as of March 31, 2017	$	(15,805	)	13		(15,792	)	(236	)	—	(236	)	(16,028	)

The following represents amounts reclassified out of AOCI into income:

AOCI Component	Amount Reclassified from AOCI into income			Affected Line Item(s) Where Net Income is Presented
	Three months ended March 31,
(in thousands)	2017		2016
Interest rate swaps	$	2,654	2,453	Interest expense and Loss on derivative instruments

8.    Stock-Based Compensation

During three months ended March 31, 2017, the Company granted 211,065 shares of restricted stock with a weighted-average grant-date fair value of $71.92 per share. The Company records stock-based compensation expense within General and administrative expenses in the accompanying Consolidated Statements of Operations.

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

9.    Non-Qualified Deferred Compensation Plan ("NQDCP")

The Company maintains a NQDCP which allows select employees and directors to defer part or all of their cash bonus, director fees, and vested restricted stock awards. All contributions into the participants' accounts are fully vested upon contribution to the NQDCP and are deposited in a Rabbi trust.

The following table reflects the balances of the assets held in the Rabbi trust and related participant account obligations in the accompanying Consolidated Balance Sheets, excluding Regency stock:

(in thousands)	March 31, 2017		December 31, 2016
Assets:
Trading securities held in trust	$	29,025	28,588
Liabilities:
Accounts payable and other liabilities	$	28,672	28,214

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

10.    Earnings per Share and Unit

Parent Company Earnings per Share

The following summarizes the calculation of basic and diluted earnings per share:

	Three months ended March 31,
(in thousands, except per share data)	2017			2016
Numerator:
(Loss) income from operations attributable to common stockholders - basic	$	(33,223	)	47,877
(Loss) income from operations attributable to common stockholders - diluted	$	(33,223	)	47,877
Denominator:
Weighted average common shares outstanding for basic EPS	126,649			97,518
Weighted average common shares outstanding for diluted EPS (1)	126,649			97,891
(Loss) income per common share – basic	$	(0.26	)	0.49
(Loss) income per common share – diluted	$	(0.26	)	0.49

⁽¹⁾ 2016 includes the dilutive impact of unvested restricted stock and shares issuable under the forward equity offering using the treasury stock method.

Income 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 endedMarch 31, 2017 and 2016 were 154,170.

Operating Partnership Earnings per Unit

The following summarizes the calculation of basic and diluted earnings per unit:

	Three months ended March 31,
(in thousands, except per share data)	2017			2016
Numerator:
(Loss) income from operations attributable to common unit holders - basic	$	(33,242	)	47,962
(Loss) income from operations attributable to common unit holders - diluted	$	(33,242	)	47,962
Denominator:
Weighted average common units outstanding for basic EPU	126,803			97,672
Weighted average common units outstanding for diluted EPU (1)	126,803			98,045
(Loss) income per common unit – basic	$	(0.26	)	0.49
(Loss) income per common unit – diluted	$	(0.26	)	0.49

⁽¹⁾ 2016 includes the dilutive impact of unvested restricted stock and the forward equity offering using the treasury stock method.

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

11.    Commitments and Contingencies

Litigation

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. Legal fees are expensed as incurred.

After the announcement of the merger agreement on November 14, 2016, a putative class action was filed on behalf of a purported stockholder in the Circuit Court for Duval County, Florida, under the following caption: Robert Garfield on Behalf of Himself and All Others Similarly Situated vs. Regency Centers Corporation, Martin E. Stein, Jr., John C. Schweitzer, Raymond L. Bank, Bryce Blair, C. Ronald Blankenship, J. Dix Druce, Jr., Mary Lou Fiala, David P. O'Connor, and Thomas G. Wattles, No. 16-2017-CA-000688-XXXX-MA, filed February 3, 2017.

The class action alleged, among other matters, that the definitive joint proxy statement/prospectus filed by Regency and Equity One with the Securities and Exchange Commission (the “SEC”) on January 24, 2017 (the “Joint Proxy Statement/Prospectus”) omitted certain material information in connection with the Merger. The complainant sought various remedies, including injunctive relief to prevent the consummation of the Merger unless certain allegedly material information was disclosed and sought compensatory and rescissory damages in the event the Merger was consummated without such disclosures.

On February 17, 2017, the defendants entered into a stipulation of settlement with respect to the class action, pursuant to which the parties agreed, among other things, that Regency would make certain supplemental disclosures. The supplemental disclosures were made by Regency in the Current Report on Form 8-K filed by Regency with the SEC on February 17, 2017. The supplemental disclosures should be read in conjunction with the Joint Proxy Statement/Prospectus, which should be read in its entirety.

Environmental

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 believes that the ultimate disposition of currently known environmental matters will not have a material effect on its financial position, liquidity, or operations. The Company can give no assurance that existing environmental studies with respect to the shopping centers have revealed all potential environmental contaminants or 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.

Letters of Credit

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. These letters of credit are primarily issued as collateral on behalf of its captive insurance program and to facilitate the construction of development projects. As of March 31, 2017 and December 31, 2016, the Company had $7.3 million and $5.8 million, respectively, in letters of credit outstanding. 

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

12.    Guarantor Disclosure

The Parent Company and the Operating Partnership are co-issuers of the $300 million senior unsecured public notes due November, 2022 that was assumed from Equity One as a result of the merger. Certain wholly-owned subsidiaries of the Company provide full guarantees of these notes (the Guarantor Subsidiaries), which are joint and several, and unconditional. The following statements set forth the condensed consolidating financial information with respect to the guarantor subsidiaries:

	Condensed Consolidating Balance Sheet
	As of March 31, 2017
(in thousands)	Regency Centers Corporation	Regency Centers, L.P.	Guarantor Subsidiaries (1)	Non-Guarantor Subsidiaries (1)	Eliminating Entries		Consolidated
Assets
Net real estate investments	—	381,691	2,848,920	6,973,201	(7,082	)	10,196,730
Investment in subsidiaries	6,764,503	8,899,971	—	—	(15,664,474	)	—
Other assets, net	501,581	278,521	281,315	561,104	(683,279	)	939,242
Total Assets	7,266,084	9,560,183	3,130,235	7,534,305	(16,354,835	)	11,135,972
Liabilities
Total notes payable and unsecured credit facilities	500,000	2,683,728	93,153	799,463	(669,118	)	3,407,226
Other liabilities	1,581	111,952	284,717	587,236	(21,243	)	964,243
Total Liabilities	501,581	2,795,680	377,870	1,386,699	(690,361	)	4,371,469
Equity
Shareholders' Equity	6,731,349	6,729,286	2,752,365	6,147,606	(15,629,257	)	6,731,349
Non-controlling interest	33,154	35,217	—	—	(35,217	)	33,154
Total Equity	6,764,503	6,764,503	2,752,365	6,147,606	(15,664,474	)	6,764,503
Total Liabilities and Equity	7,266,084	9,560,183	3,130,235	7,534,305	(16,354,835	)	11,135,972

	Condensed Consolidating Statement of Income
	For the three months ended March 31, 2017
(in thousands)	Regency Centers Corporation		Regency Centers, L.P.		Guarantor Subsidiaries (1)		Non-Guarantor Subsidiaries (1)		Eliminating Entries		Consolidated
Total revenue	—		6,646		17,958		171,527		—		196,131
Equity in subsidiaries	(20,715	)	67,935		—		—		(47,220	)	—
Total costs and expenses	—		87,293		13,605		99,678		(125	)	200,451
Income before other income and expense and income taxes	(20,715	)	(12,712	)	4,353		71,849		(47,095	)	(4,320	)
Other income (expense)	(11,856	)	(19,859	)	(329	)	(7,938	)	11,731		(28,251	)
Noncontrolling interest	(652	)	(671	)	—		—		671		(652	)
Net income attributable to shareholders	(33,223	)	(33,242	)	4,024		63,911		(34,693	)	(33,223	)

⁽¹⁾ The fair value of the assets acquired and liabilities assumed from the Equity One merger, and resulting depreciation and amortization, are based on provisional purchase price allocations and are subject to change, as further discussed in note 2.

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REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2017

	Condensed Consolidating Statement of Cash Flows
	For the three months ended March 31, 2017
(in thousands)	Regency Centers Corporation		Regency Centers, L.P.		Guarantor Subsidiaries		Non-Guarantor Subsidiaries		Eliminating Entries		Consolidated
Net cash (used in) provided by operating activities	56,531		(41,028	)	11,837		99,153		(93,770	)	32,723
Cash flows from investing activities:
Merger with Equity One	—		(648,957	)	—		—		—		(648,957	)
Real estate development and capital improvements	—		(5,117	)	—		(61,387	)	—		(66,504	)
Proceeds from sale of real estate investments	—		1,749		—		—		—		1,749
Issuance of notes receivable	—		(510	)	—		—		—		(510	)
Investments in real estate partnerships	—		(1,688	)	—		—		—		(1,688	)
Distributions received from investments in real estate partnerships	—		25,428		—		—		—		25,428
Dividends on investment securities	—		55		—		—		—		55
Acquisition of securities	—		(3,334	)	—		—		—		(3,334	)
Distributions received from subsidiaries	268,274		—		—		—		(268,274	)	—
Proceeds from sale of securities	—		3,815		—		—		—		3,815
Net cash used in investing activities	268,274		(628,559	)	—		(61,387	)	(268,274	)	(689,946	)
Cash flows from financing activities:
Proceeds from sale of treasury stock	—		76		—		—		—		76
Repurchase of common shares in conjunction with equity award plans	(18,275	)	(18,275	)	—		—		18,275		(18,275	)
Redemption of preferred stock and partnership units	(250,000	)	(250,000	)	—		—		250,000		(250,000	)
Distributions to limited partners in consolidated partnerships, net	—		(786	)	—		—		—		(786	)
Distributions to exchangeable operating partnership unit holders	—		(79	)	—		—		—		(79	)
Dividends paid to common stockholders	(53,289	)	(53,289	)	(11,640	)	(25,599	)	90,528		(53,289	)
Dividends paid to preferred stockholders	(3,241	)	(3,241	)	—		—		3,241		(3,241	)
Proceeds from issuance of fixed rate unsecured notes, net	—		646,424		—		—		—		646,424
Proceeds from unsecured credit facilities	—		740,000		—		—		—		740,000
Repayment of unsecured credit facilities	—		(360,000	)	—				—		(360,000	)
Proceeds from notes payable	—		—		—		1,577		—		1,577
Repayment of notes payable	—		—		(197	)	(11,225	)	—		(11,422	)
Scheduled principal payments	—		—		—		(1,367	)	—		(1,367	)
Payment of loan costs	—		(7,644	)	—		(1,152	)	—		(8,796	)
Net cash provided by (used in) financing activities	(324,805	)	693,186		(11,837	)	(37,766	)	362,044		680,822
Net increase (decrease) in cash and cash equivalents	—		23,599		—		—		—		23,599
Cash and cash equivalents at beginning of the period	—		13,256		—		—		—		13,256
Cash and cash equivalents at end of the period	—		36,855		—		—		—		36,855

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

Forward-Looking Statements

In addition to historical information, the following information contains forward-looking statements as defined under federal securities laws. These forward-looking statements include statements about anticipated changes in our revenues, the size of our development and redevelopment program, earnings per share and unit, returns and portfolio value, and expectations about our liquidity. These statements are based on current expectations, estimates and projections about the real estate industry and markets in which the Company operates, and management's beliefs and assumptions. Forward-looking statements are not guarantees of future performance and involve certain known and unknown risks and uncertainties that could cause actual results to differ materially from those expressed or implied by such statements. Such risks and uncertainties include, but are not limited to, our ability to successfully integrate the business of Equity One successfully and realize the anticipated synergies and related benefits of our merger with Equity One, changes in national and local economic conditions, financial difficulties of tenants, competitive market conditions, including timing and pricing of acquisitions and sales of properties and building pads ("out-parcels"), changes in leasing activity and market rents, timing of development starts, meeting development schedules, natural disasters in geographic areas in which we operate, cost of environmental remediation, our inability to exercise voting control over the co-investment partnerships through which we own many of our properties, and technology disruptions. For additional information, see “Risk Factors” included in our Annual Report on Form 10-K for the year ended December 31, 2016. The following discussion should be read in conjunction with the accompanying Consolidated Financial Statements and Notes thereto of Regency Centers Corporation and Regency Centers, L.P. appearing elsewhere herein. We do not undertake any obligation to release publicly any revisions to such forward-looking statements to reflect events or uncertainties after the date hereof or to reflect the occurrence of uncertain events.

Defined Terms

We use certain non-GAAP performance measures, in addition to certain performance metrics determined under GAAP , as we believe these measures improve the understanding of the Company's operational results. We manage our entire real estate portfolio without regard to ownership structure, although certain decisions impacting properties owned through partnerships require partner approval. Therefore, we believe presenting our pro-rata share of certain operating metrics regardless of ownership structure, along with other non-GAAP measures, makes comparisons of other REITs' operating results to the Company's more meaningful. We continually evaluate the usefulness, relevance, limitations, and calculation of our reported non-GAAP performance measures to determine how best to provide relevant information to the public, and thus such reported measures could change.

The following terms, as defined, are commonly used by management and the investing public to understand and evaluate our operational results:

• Same Property information is provided for retail operating properties that were owned and operated for the entirety of both calendar year periods being compared and excludes Non-Same Properties and Properties in Development.

• A Non-Same Property is a property acquired, sold, or a development completion during either calendar year period being compared. Non-retail properties and corporate activities, including activities of our captive insurance company, are part of Non-Same Property.

• Property In Development includes land or properties in various stages of development and redevelopment including active pre-development activities.

• Development Completion is a project in development that is deemed complete upon the earliest of: (i) 90% of total estimated net development costs have been incurred and percent leased equals or exceeds 95%, or (ii) the project features at least two years of anchor operations, or (iii) three years have passed since the start of construction. Once deemed complete, the property is termed a retail operating property.

• Pro-Rata information includes 100% of our consolidated properties plus our economic share (based on our ownership interest) in our unconsolidated real estate investment partnerships.

The pro-rata information is prepared on a basis consistent with the comparable consolidated amounts and is intended to more accurately reflect our proportionate economic interest in the operating results of properties in our portfolio. We do not control the unconsolidated investment partnerships, and the pro-rata presentations of the assets and liabilities, and revenues and expenses do not represent our legal claim to such items. The partners are entitled to profit or loss allocations and distributions of cash flows according to the operating agreements, which provide for such allocations according to their invested capital. Our share of invested capital establishes the ownership interests we use

34

to prepare our pro-rata share.

The presentation of pro-rata information has limitations which include, but are not limited to, the following:

• The amounts shown on the individual line items were derived by applying our overall economic ownership interest percentage determined when applying the equity method of accounting or allocating noncontrolling interests, and do not necessarily represent our legal claim to the assets and liabilities, or the revenues and expenses; and

• Other companies in our industry may calculate their pro-rata interest differently, limiting the usefulness as a comparative measure.

Because of these limitations, the pro-rata financial information should not be considered independently or as a substitute for our financial statements as reported under GAAP. We compensate for these limitations by relying primarily on our GAAP financial statements, using the pro-rata information as a supplement.

• Adjusted EBITDA is defined as earnings before interest, taxes, depreciation and amortization, real estate gains and losses, development and acquisition pursuit costs, straight line rental income, and above and below market rent amortization.

• Fixed Charge Coverage Ratio is defined as Adjusted EBITDA divided by the sum of the gross interest and scheduled mortgage principal paid to our lenders plus dividends paid to our preferred stockholders.

• Net Operating Income ("NOI") is the sum of minimum rent, percentage rent and recoveries from tenants and other income, less operating and maintenance, real estate taxes, and provision for doubtful accounts. NOI excludes straight-line rental income and expense, above and below market rent amortization and other fees. The Company also provides disclosure of NOI excluding termination fees, which excludes both termination fee income and expenses.

• NAREIT Funds from Operations ("NAREIT FFO") is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts ("NAREIT") defines as net income, computed in accordance with GAAP, excluding gains and losses from sales of depreciable property, net of tax, excluding operating real estate impairments, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. We compute NAREIT FFO for all periods presented in accordance with NAREIT's definition. Many companies use different depreciable lives and methods, and real estate values historically fluctuate with market conditions. Since NAREIT FFO excludes depreciation and amortization and gains and losses from depreciable property dispositions, and impairments, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of our financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, NAREIT FFO is a supplemental non-GAAP financial measure of our operating performance, which does not represent cash generated from operating activities in accordance with GAAP; and, therefore, should not be considered a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income (Loss) Attributable to Common Stockholders to NAREIT FFO.

• Core FFO is an additional performance measure used by Regency as the computation of NAREIT FFO includes certain non-cash and non-comparable items that affect the Company's period-over-period performance.  Core FFO excludes from NAREIT FFO, but is not limited to: (a) transaction related gains, income or expense; (b) impairments on land; (c) gains or losses from the early extinguishment of debt; and (d) other non-core amounts as they occur.  The Company provides a reconciliation of NAREIT FFO to Core FFO.

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Overview of Our Strategy

Regency Centers (the "Parent Company") began its operations as a publicly-traded REIT in 1993, and, as of March 31, 2017, had full or partial ownership interests in 429 retail properties primarily anchored by market leading grocery stores. Our properties are principally located in affluent and infill trade areas in the most attractive metro areas of the United States and the District of Columbia, and contain 54.0 million square feet ("SF") of gross leasable area ("GLA"). All of our operating, investing, and financing activities are performed through our Operating Partnership, Regency Centers, L.P., our wholly-owned subsidiaries, and through our co-investment partnerships. As of March 31, 2017, the Parent Company owns approximately 99.9% of the outstanding common partnership units of the Operating Partnership and has $500 million of unsecured public and private placement debt, which it assumed through the merger with Equity One.

Our mission is to be the preeminent national shopping center owner, operator and developer. Our strategy is to:

• Own and manage an unequaled portfolio of high-quality neighborhood and community shopping centers anchored by market leading grocers and located in affluent suburban and near urban trade areas in the country’s most desirable metro areas. This combination produces highly desirable and attractive centers to best-in-class retailers. These centers command higher rental and occupancy rates resulting in excellent prospects to grow net operating income (NOI);

• Maintain an industry leading and disciplined development platform to deliver exceptional retail centers at higher margins as compared to acquisitions;

• Support our business activities with a strong balance sheet; and

• Engage a talented, dedicated team of employees, who are guided by Regency’s special culture and aligned with shareholder interests.

Key goals to achieve our strategy are to:

• Sustain superior same property NOI growth compared to our shopping center peers;

• Develop and redevelop high quality shopping centers at attractive returns on investment;

• Maintain a conservative balance sheet providing financial flexibility to cost effectively fund investment opportunities and debt maturities on a favorable basis, and to weather economic downturns;

• Attract and motivate an exceptional team of employees who operate efficiently and are recognized as industry leaders;

• Generate reliable growth in earnings per share, funds from operations per share, and most importantly total shareholder returns that consistently rank among the leading shopping center REITS.

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Executing on our Strategy

During the three months ended March 31, 2017:

We completed the merger with Equity One on March 1, 2017 and acquired 121 properties for $5.2 billion, further enhancing the quality of our operating portfolio of retail shopping centers.

We sustained superior same property NOI growth compared to the average of our shopping center peers:

• We achieved pro-rata same property NOI growth, excluding termination fees, of 3.7% as compared to the same period in the prior year on the newly combined portfolio.

• We executed 328 leasing transactions in our shopping centers representing 1.1 million SF of new and renewal leasing, and grew rental rates by 8.2% on comparable size spaces.

• At March 31, 2017, our total property portfolio was 95.3% leased, while our same property portfolio was 96.0% leased.

We developed and redeveloped high quality shopping centers at attractive returns on investment:

• We started two new developments representing a total investment of $61.0 million upon completion, with projected weighted average returns on investment of 7.4%.

• Including these new projects, a total of 30 properties were in the process of development or redevelopment, representing a combined investment upon completion of $515 million.

We maintained a conservative balance sheet providing financial flexibility to cost effectively fund investment opportunities and debt maturities:

• In January 2017, we issued $300.0 million of 4.4% senior unsecured notes due February 1, 2047, the proceeds of which were used to redeem all of the $250.0 million 6.625% Series 6 preferred stock and reduce the balance of the Line.

• On March 1, 2017 in conjunction with the merger with Equity One, we increased the commitment amount of our line of credit (the "Line") to $1.0 billion, of which $95.0 million was outstanding.

• At March 31, 2017, our annualized net debt-to-adjusted EBITDA ratio on a pro-rata basis was 4.9x versus 4.5x at December 31, 2016.

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Equity One Merger

On March 1, 2017, Regency completed its merger with Equity One, Inc., whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock owned immediately prior to the effective time of the Merger resulting in approximately 65.5 million shares being issued to effect the merger. The following table provides the components that make up the total purchase price for the Equity One merger:

(in thousands, except stock price)	Purchase Price
Shares of common stock issued for merger	65,495
Closing stock price on March 1, 2017	$	68.40
Value of common stock issued for merger	$	4,471,808
Debt repaid	716,278
Other cash payments	5,019
Total purchase price	$	5,193,105

As part of the Merger, Regency acquired 121 properties representing 16.0 million SF of GLA, including 8 properties held through co-investment partnerships. The consolidated net assets and results of operations of Equity One are included in the consolidated financial statements from the closing date, March 1, 2017 through March 31, 2017.

Shopping Center Portfolio

The following table summarizes general information related to the Consolidated Properties in our shopping center portfolio:

(GLA in thousands)	March 31, 2017	December 31, 2016
Number of Properties	313	198
Properties in Development	7	6
GLA	40,350	23,931
% Leased – Operating and Development	95.2%	94.8%
% Leased – Operating	95.6%	96.0%
Weighted average annual effective rent per square foot ("PSF"), net of tenant concessions.	$20.33	$19.70

The following table summarizes general information related to the Unconsolidated Properties owned in co-investment partnerships in our shopping center portfolio:

(GLA in thousands)	March 31, 2017	December 31, 2016
Number of Properties	116	109
GLA	13,688	13,899
% Leased –Operating	96.0%	96.3%
Weighted average annual effective rent PSF, net of tenant concessions	$19.95	$19.25

For the purpose of the following disclosures of occupancy and leasing activity, "anchor space" is considered space greater than or equal to 10,000 SF and "shop space" is less than 10,000 SF. The following table summarizes pro-rata occupancy rates of our combined Consolidated and Unconsolidated shopping center portfolio:

	March 31, 2017	December 31, 2016
% Leased – Operating (1) (2)	95.8%	96.0%
Anchor space	98.1%	97.8%
Shop space	91.7%	93.1%

⁽¹⁾ Excludes properties in development.

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⁽²⁾ For the period ending March 31, 2017, percent leased includes properties acquired from Equity One on March 1, 2017.

The decline in shop space percent leased is due to the merger with Equity One, which at the time of the merger had lower shop space occupancy than Regency.

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The following table summarizes leasing activity, including our pro-rata share of activity within the portfolio of our co-investment partnerships:

	Three months ended March 31, 2017
	Leasing Transactions (1,3)	SF (in thousands)	Base Rent PSF (2)		Tenant Improvements PSF (2)		Leasing Commissions PSF (2)
Anchor Leases
New	9	301	$	19.21	$	3.58	$	3.04
Renewal	15	340	$	15.59	$	—	$	1.17
Total Anchor Leases (1)	24	641	$	17.29	$	1.68	$	2.05
Shop Space
New	99	143	$	32.46	$	8.51	$	13.46
Renewal	205	334	$	31.04	$	0.59	$	3.89
Total Shop Space Leases (1)	304	477	$	31.47	$	2.97	$	6.77
Total Leases	328	1,118	$	23.34	$	2.23	$	4.06

	Three months ended March 31, 2016
	Leasing Transactions (1)	SF (in thousands)	Base Rent PSF (2)		Tenant Improvements PSF (2)		Leasing Commissions PSF (2)
Anchor Leases
New	4	174	$	12.53	$	11.91	$	3.01
Renewal	15	302	$	14.83	$	1.02	$	2.13
Total Anchor Leases (1)	19	476	$	13.99	$	5.00	$	2.45
Shop Space
New	89	140	$	29.96	$	12.54	$	12.53
Renewal	201	295	$	29.92	$	0.86	$	4.49
Total Shop Space Leases (1)	290	435	$	29.93	$	4.62	$	7.08
Total Leases	309	911	$	21.60	$	4.82	$	4.66

⁽¹⁾ Number of leasing transactions reported at 100%; all other statistics reported at pro-rata share.     

⁽²⁾ Totals for base rent, tenant improvements, and leasing commissions reflect the weighted average PSF.

⁽³⁾ For the period ending March 31, 2017, amounts include leasing activity of properties acquired from Equity One beginning March 1, 2017.

Total average base rent on signed shop space leases during 2017 was $31.47 and exceeds the average annual base rent of all shop space leases due to expire during the remainder of 2017 of $28.39 PSF, by 10.9%.

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Significant Tenants and Concentrations of Risk

We seek to reduce our operating and leasing risks through geographic diversification and by avoiding dependence on any single property, market, or tenant. The following table summarizes our most significant tenants, based on their percentage of annualized base rent:

	March 31, 2017
Grocery Anchor	Number of Stores (1)	Percentage of Company- owned GLA (2)	Percentage  of Annualized Base Rent (2)
Publix	68	6.2%	3.2%
Kroger	60	6.5%	3.1%
Albertsons/Safeway	46	3.8%	2.7%
Whole Foods	25	2.0%	2.1%
TJX Companies	50	2.5%	2.0%
(1) Includes stores owned by grocery anchors that are attached to our centers.
(2) Includes Regency's pro-rata share of Unconsolidated Properties and excludes those owned by anchors.

Bankruptcies and Credit Concerns

Our management team devotes significant time to researching and monitoring retail trends, consumer preferences, customer shopping behaviors, changes in retail delivery methods, and changing demographics in order to anticipate the challenges and opportunities impacting the retail industry. Certain segments of the retail industry face reductions in sales and increased bankruptcies amid stronger competition from e-commerce. A greater shift to e-commerce, large-scale retail business failures, unemployment, and tight credit markets could negatively impact consumer spending and have an adverse effect on our results of operations. We pro-actively seek to mitigate these potential impacts through tenant diversification, re-tenanting weaker tenants with stronger operators, anchoring our centers with market leading grocery stores that drive foot traffic, and maintaining a presence in affluent suburbs and dense infill trade areas. As a result of our research and findings, we may reduce new leasing, suspend leasing, or curtail allowances for construction of leasehold improvements within a certain retail category or to a specific retailer in order to reduce our risk from bankruptcies and store closings.

We closely monitor the operating performance and rent collections of tenants in our shopping centers as well as those retailers experiencing significant changes to their business models as a result of reduced customer traffic in their stores and increased competition from e-commerce sales.  Retailers who are unable to withstand these and other business pressures may approach us to modify their lease agreement or file for bankruptcy. Although base rent is supported by long-term lease contracts, tenants who file bankruptcy generally have the legal right to reject any or all of their leases and close related stores. In the event that a tenant with a significant number of leases in our shopping centers files bankruptcy and cancels its leases, we could experience a significant reduction in our revenues. Currently, no tenant represents more than 5% of our annual base rent on a pro-rata basis. 

During 2016, Sears Holdings announced that it planned to accelerate the closing of a number of stores. Sears continues to report significant declines in operating revenues and performance, and its ability to continue operating stores in our shopping centers is uncertain. We have five Sears or Kmart leases in our portfolio, which currently represent $3.1 million, or 0.6%, of total annualized base rent on a pro-rata basis. None of the announced store closures are within our shopping centers at this time. However, we are currently working to opportunistically re-tenant the spaces as the lease terms permit.     

Of the current bankruptcies impacting our portfolio, none of the individual retailers exceed 0.1% of our annual base rent on a pro-rata basis.

41

Results from Operations

Results from operations for the three months ended March 31, 2017 reflect the results of our merger with Equity One on March 1, 2017. Accordingly, our results of operations will reflect the combined operations for the entire period for future quarters, unlike the quarter ended March 31, 2017, which only reflects the combined operations for one of the quarter's three months.

Comparison of the three months ended March 31, 2017 to 2016:

Our revenues increased as summarized in the following table:

	Three months ended March 31,
(in thousands)	2017		2016	Change
Minimum rent	$	141,240	107,674	33,566
Percentage rent	2,906		1,703	1,203
Recoveries from tenants	42,087		30,825	11,262
Other income	3,192		2,662	530
Management, transaction, and other fees	6,706		6,764	(58	)
Total revenues	$	196,131	149,628	46,503

Minimum rent increased as follows:

• $1.9 million increase from rent commencing at development properties;

• $3.8 million increase from new acquisitions of operating properties;

• $3.1 million increase in minimum rent from same properties related to redevelopment completions and rental rate growth on new and renewal leases; and

• $26.4 million increase from properties acquired through the Equity One merger;

• reduced by $1.6 million from the sale of operating properties.

Percentage rent increased $1.2 million primarily as a result of properties acquired through the Equity One merger.

Recoveries from tenants represent reimbursements to us for tenants' pro-rata share of the operating, maintenance, and real estate tax expenses that we incur to operate our shopping centers. Recoveries from tenants increased as follows:

• $456,000 increase from rent commencing at development properties;

• $1.1 million increase from new acquisitions of operating properties;

• $2.7 million increase from same properties associated with higher recoverable costs and improvements in recovery rates; and

• $7.6 million increase from properties acquired through the Equity One merger;

• reduced by $592,000 from the sale of operating properties.

Other income, which consists of incidental income earned at our centers, increased $530,000 primarily as a result of parking income related to the acquisition of Market Common Clarendon in May 2016.

42

Changes in our operating expenses are summarized in the following table:

	Three months ended March 31,
(in thousands)	2017		2016	Change
Depreciation and amortization	$	60,053	38,716	21,337
Operating and maintenance	29,763		22,685	7,078
General and administrative	17,673		16,299	1,374
Real estate taxes	21,450		15,870	5,580
Other operating expenses	71,512		2,306	69,206
Total operating expenses	$	200,451	95,876	104,575

Depreciation and amortization costs increased as follows:

• $732,000 increase as we began depreciating costs at development properties where tenant spaces were completed and became available for occupancy;

• $2.3 million increase from new acquisitions of operating properties;

• $1.4 million increase from same properties attributable to recent capital improvements and redevelopments; and

• $17.8 million increase from properties acquired through the Equity One merger;

• reduced by $890,000 from the sale of operating properties and other corporate asset disposals.

Operating and maintenance costs increased as follows:

• $324,000 increase from operations commencing at development properties;

• $1.4 million increase from new acquisitions of operating properties;

• $976,000 increase from same properties primarily attributable to recoverable costs; and

• $4.7 million increase from properties acquired through the Equity One merger;

• reduced by $392,000 from the sale of operating properties.

General and administrative expenses increased as follows:

• $1.2 million increase from the change in the value of participant obligations within the deferred compensation plan; and

• $1.8 million increase from higher general overhead and compensations costs attributable to annual salary increases and additional staffing required for the Equity One merger;

• reduced by $1.6 million of higher development overhead capitalization due to increased development and redevelopment activity.

Real estate taxes increased as follows:

• $767,000 increase from new acquisitions of operating properties;

• $1.1 million increase from same properties from increased tax assessments; and

• $3.9 million increase from properties acquired through the Equity One merger;

• reduced by $214,000 from sold properties.

Other operating expenses increased as follows:

• $69.2 million increase attributable to Equity One merger costs.

43

The following table presents the components of other expense (income):

	Three months ended March 31,
(in thousands)	2017			2016		Change
Interest expense, net
Interest on notes payable	$	24,613		22,252		2,361
Interest on unsecured credit facilities	2,430			916		1,514
Capitalized interest	(1,257		)	(973	)	(284	)
Hedge expense	2,102			2,230		(128	)
Interest income	(689		)	(283	)	(406	)
Interest expense, net	27,199			24,142		3,057
Provision for impairment	—			1,666		(1,666	)
Net investment (income) loss	(1,097		)	155		(1,252	)
Total other expense (income)	$	26,102		25,963		139

The $3.1 million increase in total interest expense is due to:

• $2.4 million increase in interest on notes payable due to (1) $2.6 million of additional interest on notes payable assumed with the Equity One merger, (2) $300 million of new 30 year unsecured debt issued to redeem our $250 million Series 6 preferred stock, and (3) $350 million of new 10 year unsecured debt issued to repay Equity One's $250 million term loan that became due upon the effective date of the merger; and

• $1.5 million increase in interest expense related to higher average balances on our unsecured credit facilities, including a new $300 million term loan closed on March 1, 2017 to repay Equity One's $300 million term loan that became due upon the effective date of the merger;

• partially offset by lower interest expense from deleveraging activities that occurred during 2016.

We did not recognize any impairments during the three months ended March 31, 2017. During the three months ended March 31, 2016, we recognized a $1.7 million impairment loss on one operating property and one land parcel that have since been sold.

Net investment income increased $1.3 million driven by realized and unrealized gains on investments held within our non-qualified deferred compensation plan.

Our equity in income of investments in real estate partnerships decreased as follows: 

		Three months ended March 31,
(in thousands)	Regency's Ownership	2017		2016	Change
GRI - Regency, LLC (GRIR)	40.00%	$	7,069	10,772	(3,703	)
Columbia Regency Retail Partners, LLC (Columbia I)	20.00%	317		362	(45	)
Columbia Regency Partners II, LLC (Columbia II)	20.00%	375		477	(102	)
Cameron Village, LLC (Cameron)	30.00%	258		164	94
RegCal, LLC (RegCal)	25.00%	350		229	121
New York Common Retirement Fund (NYC)	30.00%	65		—	65
US Regency Retail I, LLC (USAA)	20.01%	367		270	97
Other investments in real estate partnerships	20.00% - 50.00%	541		646	(105	)
Total equity in income of investments in real estate partnerships		$	9,342	12,920	(3,578	)

The $3.6 million decrease in our equity in income of investments in real estate partnerships is largely attributed to a $3.7 million decrease in the GRIR partnership due to gains of $5.8 million from the sale of two operating properties in 2016, partially offset by a decrease in depreciation expense.

The following represents the remaining components that comprised net income attributable to the common stockholders and unit holders:

44

	Three months ended March 31,
(in thousands)	2017			2016		Change
(Loss) income from operations	$	(21,130	)	40,709		(61,839	)
Gain on sale of real estate, net of tax	415			12,868		(12,453	)
Loss attributable to noncontrolling interests	(652		)	(434	)	(218	)
Preferred stock dividends and issuance costs	(11,856		)	(5,266	)	(6,590	)
Net (loss) income attributable to common stockholders	$	(33,223	)	47,877		(81,100	)
Net income attributable to exchangeable operating partnership units	(19		)	85		(104	)
Net (loss) income attributable to common unit holders	$	(33,242	)	47,962		(81,204	)

The loss from operations in 2017, as compared to income from operations for the same period in 2016, was primarily due to $69.8 million of transactions costs expensed related to the merger with Equity One.

During the three months ended March 31, 2017, we sold two land parcels for gains totaling $0.4 million, as compared to gains of $12.9 million from the sale of three operating properties and five land parcels during the three months ended March 31, 2016, and

During February 2017, we expensed $8.6 million of original issuance costs upon redemption of our $250 million Series 6 preferred stock.

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Supplemental Earnings Information

We use certain non-GAAP performance measures, in addition to certain performance metrics determined under GAAP, as we believe these measures improve the understanding of the Company's operating results. We manage our entire real estate portfolio without regard to ownership structure, although certain decisions impacting properties owned through partnerships require partner approval. Therefore, we believe presenting our pro-rata share of operating results regardless of ownership structure, along with other non-GAAP measures, may assist in comparing the Company's operating results to other REITs'. We continually evaluate the usefulness, relevance, limitations, and calculation of our reported non-GAAP performance measures to determine how best to provide relevant information to the public, and thus such reported measures could change.

Pro-Rata Same Property NOI:

For purposes of evaluating same property NOI on a comparative basis, and in light of the merger with Equity One on March 1, 2017, we are presenting our same property NOI on a pro forma basis as if the merger had occurred January 1, 2016. This perspective allows us to evaluate same property NOI growth over a comparable period. The pro forma same property NOI is not necessarily indicative of what the actual same property NOI and growth would have been if the merger had occurred on January 1, 2016, nor does it purport to represent the same property NOI and growth for future periods.

Our pro-rata same property NOI, excluding termination fees, grew from the following major components:

	Three months ended March 31,
(in thousands)	2017		2016	Change
Base rent	$	194,701	188,381	6,320
Percentage rent	4,629		4,801	(172	)
Recovery revenue	61,173		57,492	3,681
Other income	3,347		3,699	(352	)
Operating expenses	74,402		71,031	3,371
Pro-rata same property NOI (1)	$	189,448	183,342	6,106
Less: Termination fees	235		798	(563	)
Pro-rata same property NOI excluding termination fees	$	189,213	182,544	6,669
Same property NOI growth				3.7	%

⁽¹⁾ See the end of the Supplemental Earnings Information section for a reconciliation to the nearest GAAP measure.

Base rent increased $6.3 million during the three months ended March 31, 2017 driven by increases in rental rate growth on new and renewal leases and contractual rent steps from anchor leases, minimally offset by a slight decrease in occupancy.

Recovery revenue increased $3.7 million during the three months ended March 31, 2017, as a result of increases in recoverable costs and improvements in recovery rates, as noted below.

Other income increased $0.4 million during the three months ended March 31, 2017, as a result of ancillary parking income earned at Market Common Clarendon, a center acquired in May, 2016.    

Operating expenses increased $3.4 million during the three months ended March 31, 2017, due to higher recoverable costs.

46

Same Property Rollforward:

Our same property pool includes the following property count, pro-rata GLA, and changes therein:

	Three months ended March 31,
	2017		2016
(GLA in thousands)	Property Count	GLA	Property Count		GLA
Beginning same property count	289	26,392	300		26,508
Acquired properties owned for entirety of comparable periods	1	180	6		443
Developments that reached completion by beginning of earliest comparable period presented	2	331	2		342
Disposed properties	—	—	(6	)	(260	)
SF adjustments (1)	—	36	—		24
Properties acquired through Equity One merger	110	14,181	—		—
Ending same property count	402	41,120	302		27,057

⁽¹⁾ SF adjustments arise from remeasurements or redevelopments.

NAREIT FFO and Core FFO:

Our reconciliation of net income attributable to common stock and unit holders to NAREIT FFO and Core FFO is as follows:

	Three months ended March 31,
(in thousands, except share information)	2017			2016
Reconciliation of Net income to NAREIT FFO
Net (loss) income attributable to common stockholders	$	(33,223	)	47,877
Adjustments to reconcile to NAREIT FFO:(1)
Depreciation and amortization (excluding FF&E)	67,444			47,416
Provision for impairment to operating properties	—			659
Gain on sale of operating properties, net of tax	(11		)	(11,641	)
Exchangeable operating partnership units	(19		)	85
NAREIT FFO attributable to common stock and unit holders	$	34,191		84,396
Reconciliation of NAREIT FFO to Core FFO
NAREIT FFO attributable to common stock and unit holders	$	34,191		84,396
Adjustments to reconcile to Core FFO:(1)
Development pursuit costs	393			225
Acquisition pursuit and closing costs	27			757
Merger related costs	69,732
Gain on sale of land	(404		)	(7,110	)
Provision for impairment to land	—			512
Loss on derivative instruments and hedge ineffectiveness	(8		)	3
Preferred redemption charge	8,614			—
Debt offering interest for merger	1,729			—
Core FFO attributable to common stock and unit holders	$	114,274		78,783

⁽¹⁾ Includes Regency's pro-rata share of unconsolidated investment partnerships, net of pro-rata share attributable to noncontrolling interests.

47

Reconciliation of Same Property NOI to Nearest GAAP Measure:

Our reconciliation of property revenues and property expenses to Same Property NOI, on a pro-rata basis, is as follows:

	Three months ended March 31,
	2017						2016
(in thousands)	Same Property		Other (1)		Total		Same Property		Other (1)		Total
Income from operations	$	72,282	(93,412	)	(21,130	)	$	69,099	(28,390	)	40,709
Less:
Management, transaction, and other fees	—		6,706		6,706		—		6,764		6,764
Other(2)	5,611		2,585		8,196		2,204		1,709		3,913
Plus:
Depreciation and amortization	55,476		4,577		60,053		36,291		2,425		38,716
General and administrative	—		17,673		17,673		—		16,299		16,299
Other operating expense, excluding provision for doubtful accounts	331		70,614		70,945		595		1,306		1,901
Other expense (income)	10,079		16,023		26,102		7,345		18,618		25,963
Equity in income (loss) of investments in real estate excluded from NOI (3)	13,886		448		14,334		9,038		753		9,791
NOI from Equity One prior to merger	43,005		3,369		46,374		63,178		3,489		66,667
Pro-rata NOI	$	189,448	10,001		199,449		$	183,342	6,027		189,369

⁽¹⁾ Includes revenues and expenses attributable to non-same property, sold property, development property, and corporate activities. 

⁽²⁾ Includes straight-line rental income, net of reserves, above and below market rent amortization, other fees, and noncontrolling interest.

⁽³⁾ Includes non-NOI expenses incurred at our unconsolidated real estate partnerships, including those separated out above for our consolidated properties.

Liquidity and Capital Resources

General

We use cash flows generated from operating, investing, and financing activities to strengthen our balance sheet, finance our development and redevelopment projects, fund our investment activities, and maintain financial flexibility. We continuously monitor the capital markets and evaluate our ability to issue new debt or equity to repay maturing debt or fund our capital commitments.

Except for the $500 million of unsecured public and private placement debt assumed with the Equity One merger on March 1, 2017, our Parent Company has no capital commitments other than its guarantees of the commitments of our Operating Partnership. All remaining debt is held by our Operating Partnership or by our co-investment partnerships. The Operating Partnership is a co-issuer and guarantees the outstanding debt of our Parent Company. The Parent Company will from time to time access the capital markets for the purpose of issuing new equity and will simultaneously contribute all of the offering proceeds to the Operating Partnership in exchange for additional partnership units. Based upon our available sources of capital, our current credit ratings, and the number of high quality, unencumbered properties we own, we believe our available capital resources are sufficient to meet our expected capital needs.

48

In addition to its $36.9 million cash balance, the Company has the following additional sources of capital available:

(in thousands)	March 31, 2017
Forward Equity Offering
Original offering amount	$	233,300
Available equity offering to settle (1)	$	94,063
Line of Credit
Total commitment amount	$	1,000,000
Available capacity (2)	$	897,700
Maturity (3)	May 13, 2019
(1) We have 1.25 million shares to settle prior to June 23, 2017 at an offering price of $75.25 per share before any underwriting discount and offering expenses.
(2) Net of letters of credit.
(3) The Company has the option to extend the maturity for two additional six-month periods.

We operate our business such that we expect net cash provided by operating activities will provide the necessary funds to pay our distributions to our common and preferred share and unit holders, which were $56.6 million and $53.9 million for the three months endedMarch 31, 2017 and 2016, respectively. Net cash provided by operating activities decreased $44.1 million for the three months ended March 31, 2017 due primarily to transaction costs incurred with the merger.  We expect our future cash flows from operating activities to be sufficient to fund our distribution requirements. Our dividend distribution policy is set by our Board of Directors, who monitors our financial position. Our Board of Directors recently declared our common stock dividend of $0.53 per share, payable on May 31, 2017. Future dividends will be declared at the discretion of our Board of Directors and will be subject to capital requirements and availability. We plan to continue paying an aggregate amount of distributions to our stock and unit holders that, at a minimum, meet the requirements to continue qualifying as a REIT for Federal income tax purposes.

During the next twelve months, we estimate that we will require approximately $345.3 million of cash, including $269.8 million to complete in-process developments and redevelopments and $75.5 million to repay maturing debt. If we start new developments, redevelop additional shopping centers, or commit to new acquisitions, our cash requirements will increase. If we refinance maturing debt, our cash requirements will decrease. To meet our cash requirements, we may utilize cash generated from operations, proceeds from the sale of real estate, available borrowings from our Line, and when the capital markets are favorable, proceeds from the sale of equity and the issuance of new long-term debt.

We endeavor to maintain a high percentage of unencumbered assets. At March 31, 2017, 83.2% of our wholly-owned real estate assets were unencumbered. Such assets allow us to access the secured and unsecured debt markets and to maintain availability on the Line. Our annualized coverage ratio, including our pro-rata share of our partnerships, was 4.5 times and 3.2 times for the quarters ended March 31, 2017 and December 31, 2016, respectively.

Our Line, term loans, and unsecured notes require that we remain in compliance with various covenants, which are described in the Notes to Consolidated Financial Statements included in our Annual Report on Form 10-K for the year ended December 31, 2016. The debt assumed and issued in conjunction with the Equity One merger contain covenants that are consistent with our existing debt covenants. We are in compliance with these covenants at March 31, 2017 and expect to remain in compliance.

49

Summary of Cash Flow Activity

The following table summarizes net cash flows related to operating, investing, and financing activities of the Company:

	Three months ended March 31,
(in thousands)	2017			2016		Change
Net cash provided by operating activities	$	32,723		76,819		(44,096	)
Net cash used in investing activities	(689,946		)	(7,333	)	(682,613	)
Net cash provided by (used in) financing activities	680,822			(79,205	)	760,027
Net increase (decrease) in cash and cash equivalents	$	23,599		(9,719	)	33,318
Total cash and cash equivalents	$	36,855		27,137		9,718

Net cash provided by operating activities:

Net cash provided by operating activities decreased $44.1 million due to:

• $32.1 million decrease in cash from operating income largely attributable to merger related expenses;

• $1.1 million decrease in operating cash flow distributions from our unconsolidated real estate partnerships; and,

• $10.8 million net decrease in cash due to timing of cash receipts and payments related to operating activities.

Net cash used in investing activities:

Net cash used in investing activities increased by $682.6 million as follows:

	Three months ended March 31,
(in thousands)	2017				2016		Change
Cash flows from investing activities:
Acquisition of operating real estate	$	—			(16,483	)	16,483
Acquisition of Equity One, net of cash acquired of $72,534	(648,957		)	—	—		(648,957	)
Real estate development and capital improvements	(66,504		)		(38,289	)	(28,215	)
Proceeds from sale of real estate investments	1,749				32,261		(30,512	)
Issuance of notes receivable	(510		)		—		(510	)
Investments in real estate partnerships	(1,688		)		(2,438	)	750
Distributions received from investments in real estate partnerships	25,428				18,296		7,132
Dividends on investment securities	55				59		(4	)
Acquisition of securities	(3,334		)		(41,946	)	38,612
Proceeds from sale of securities	3,815				41,207		(37,392	)
Net cash used in investing activities	$	(689,946	)		(7,333	)	(682,613	)

Significant changes in investing activities include:

• We did not acquire any operating properties, other than those included in the merger, during 2017 compared to $16.5 million for one operating property in the same period in 2016.

• We issued 65.5 million common shares to the shareholders of Equity One valued at $4.5 billion in a stock for stock exchange and merged Equity One into the Company on March 1, 2017. As part of the merger, we paid $649.0 million, net of cash acquired, to repay Equity One credit facilities not assumed with the merger.

• We invested $28.2 million more in 2017 than the same period in 2016 on real estate development and capital improvements, as further detailed in a table below.

• We received proceeds of $1.7 million from the sale of two land parcels in 2017, compared to $32.3 million for three shopping centers and five land parcels in the same period in 2016.

50

• We invested $1.7 million in our real estate partnerships during 2017 to fund our share of redevelopment activity, compared to $2.4 million for our share of maturing mortgage debt during the same period in 2016.

• Distributions from our unconsolidated real estate partnerships include return of capital from sales or financing proceeds. The $25.4 million received in 2017 is driven by financing proceeds from encumbering certain operating properties within one partnership. During the same period in 2016, we received $18.3 million from the sale of three shopping centers within the partnerships.

• Acquisition of securities and proceeds from sale of securities pertain to equity and debt securities held by our captive insurance company and our deferred compensation plan.

We plan to continue developing and redeveloping shopping centers for long-term investment. We deployed capital of $66.5 million for the development, redevelopment, and improvement of our real estate properties, comprised of the following:

	Three months ended March 31,
(in thousands)	2017		2016	Change
Capital expenditures:
Land acquisitions for development / redevelopment	$	9,555	—	9,555
Building and tenant improvements	8,105		9,077	(972	)
Redevelopment costs	22,407		10,624	11,783
Development costs	19,081		12,574	6,507
Capitalized interest	1,061		973	88
Capitalized direct compensation	6,295		5,041	1,254
Real estate development and capital improvements	$	66,504	38,289	28,215

• During 2017 we acquired one land parcel for a new development project.

• Redevelopment expenditures are higher in 2017 due to the timing, magnitude, and number of projects currently in process at existing centers and in process projects acquired from Equity One. We intend to continuously improve our portfolio of shopping centers through redevelopment which can include adjacent land acquisition, existing building expansion, new out-parcel building construction, and tenant improvement costs.  The size and magnitude of each redevelopment project varies with each redevelopment plan. 

• Development expenditures are higher in 2017 due to the progress towards completion of our development projects currently in process. At March 31, 2017 and December 31, 2016, we had seven and six development projects, respectively, that were either under construction or in lease up. See the tables below for more details about our development projects.

• Interest is capitalized on our development and redevelopment projects and is based on cumulative actual development costs expended. We cease interest capitalization when the property is no longer being developed or is available for occupancy upon substantial completion of tenant improvements, but in no event would we capitalize interest on the project beyond 12 months after the anchor opens for business.

• We have a staff of employees who directly support our development and redevelopment programs. Internal compensation costs directly attributable to these activities are capitalized as part of each project. Changes in the level of future development and redevelopment activity could adversely impact results of operations by reducing the amount of internal costs for development and redevelopment projects that may be capitalized. A 10% reduction in development and redevelopment activity without a corresponding reduction in development related compensation costs could result in an additional charge to net income of $1.6 million per year.

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The following table summarizes our development projects (in thousands, except cost PSF):

				March 31, 2017
Property Name	Market	Start Date	Estimated /Actual Anchor Opening	Estimated Net Development Costs (1)		% of Costs Incurred (1)	GLA	Cost PSF of GLA (1)
Northgate Marketplace Ph II	Medford, OR	Q4-15	Oct-16	40,700		94%	177	230
The Market at Springwoods Village (2)	Houston , TX	Q1-16	May-17	14,698		55%	89	165
The Village at Tustin Legacy	Los Angeles, CA	Q3-16	Oct-17	37,822		48%	112	338
Chimney Rock Crossing	New York, NY	Q4-16	May-18	71,175		37%	218	326
The Village at Riverstone	Houston, TX	Q4-16	Aug-18	30,638		43%	165	186
The Field at Commonwealth	Washington, DC	Q1-17	Aug-18	44,611		33%	187	239
Pinecrest Place (3)	Miami, FL	Q1-17	Mar-18	16,424		3%	70	235
Total				$	256,068	46%	1,018	$	252
(1) Includes leasing costs and is net of tenant reimbursements.
(2)  Estimated Net Development Costs are reported at full project cost. Our ownership interest in this consolidated property is 53%.
(3) Estimated Net Development Costs for Pinecrest Place excludes the cost of land, which the Company has leased long term.

The following table summarizes our completed development projects (in thousands, except cost PSF):

		Three months ended March 31, 2017
Property Name	Location	Completion Date	Net Development Costs (1)		GLA	Cost PSF of GLA (1)
Willow Oaks Crossing	Charlotte, NC	Q1-17	$	13,991	69	$	203
			$	13,991	69	$	203

⁽¹⁾ Includes leasing costs and is net of tenant reimbursements.

Net cash provided by (used in) financing activities:

Net cash flows generated from financing activities increased by $760.0 million during 2017 ,as follows:

	Three months ended March 31,
(in thousands)	2017			2016			Change
Cash flows from financing activities:
Equity issuances	$	—		12,293			(12,293		)
Repurchase of common shares in conjunction with equity award plans	(18,275		)	(7,984		)	(10,291		)
Preferred stock redemption	(250,000		)	—			(250,000		)
Distributions to limited partners in consolidated partnerships, net	(786		)	(1,707		)	921
Dividend payments	(56,609		)	(53,853		)	(2,756		)
Unsecured credit facilities	380,000			—			380,000
Proceeds from debt issuance	648,001			—			648,001
Debt repayment	(12,789		)	(28,853		)	16,064
Payment of loan costs	(8,796		)	(5		)	(8,791		)
Proceeds from sale of treasury stock, net	76			904			(828		)
Net cash provided by (used in) financing activities	$	680,822		$	(79,205	)	$	760,027

Significant financing activities during the three months endedMarch 31, 2017 and 2016 include the following:

• We raised $12.3 million during 2016 by issuing 182,787 shares of common stock through our ATM program at an average price of $68.85 per share resulting in net proceeds of $12.3 million.

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• We repurchased for cash a portion of the common stock related to stock based compensation to satisfy employee federal and state tax withholding requirements. The repurchases increased $10.3 million in 2017 due to the vesting of Equity One's stock based compensation program as a result of the merger.

• We redeemed all of the issued and outstanding shares of $250.0 million 6.625% Series 6 cumulative redeemable preferred stock on February 16, 2017.

• As a result of the common shares issued during 2016 and an increase in our quarterly dividend rate from $0.50 per share in 2016 to $0.51 per share in February 2017, our dividend payments increased $2.8 million.

• We expanded our credit facilities by increasing our Line commitment to $1.0 billion and closing on a $300.0 million term loan. The combined funding from the term loan and borrowings on the Line, net of repayments provided $380.0 million to repay a $300.0 million Equity One term loan that became due upon merger and to pay merger related transaction costs.

• During January 2017, we issued $650.0 million of senior unsecured public notes in two tranches of which $300.0 million is due in 2047 and $350.0 million is due in 2027. The proceeds of $648.0 million were used to redeem all of our $250.0 million Series 6 preferred stock and to repay Equity One's $250.0 million term loan and outstanding Line balance that came due upon closing the merger.

• During 2017, we paid $12.8 million to repay maturing mortgage loans or pay scheduled principal payments as compared to $28.9 million in 2016.

• In connection with the new debt issued above, including expanding our Line commitment, we incurred $8.8 million of loan costs.

Investments in Real Estate Partnerships

The following table is a summary of the unconsolidated combined assets and liabilities of these co-investment partnerships and our pro-rata share:

	Combined			Regency's Share (1)
(dollars in thousands)	March 31, 2017		December 31, 2016	March 31, 2017			December 31, 2016
Number of Co-investment Partnerships	13		11
Regency’s Ownership	20%-50%		20%-50%
Number of Properties	116		109
Assets	$	2,924,922	2,608,742	$	1,008,579		878,977
Liabilities	1,669,116		1,404,588	569,004			473,255
Equity	1,255,806		1,204,154	439,575			405,722
less: Negative investment in US Regency Retail I, LLC (2)				$	8,183		—
add: Basis difference				44,338			1,382
add: Restricted Gain Method deferral				(30,902		)	(30,902	)
less: Impairment of investment in real estate partnerships				(1,300		)	(1,300	)
less: Net book equity in excess of purchase price				(78,203		)	(78,203	)
Investments in real estate partnerships				$	381,691		296,699

⁽¹⁾ Pro-rata financial information is not, and is not intended to be, a presentation in accordance with GAAP. However, management believes that providing such information is useful to investors in assessing the impact of its investments in real estate partnership activities on our operations, which includes such items on a single line presentation under the equity method in our consolidated financial statements.

⁽²⁾ During the first quarter of 2017, the USAA partnership distributed proceeds from debt refinancing in excess of Regency's carrying value of its investment resulting in a negative investment balance, which is recorded within Accounts payable and other liabilities in the Consolidated Balance Sheets.

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Our equity method investments in real estate partnerships consist of the following:

(in thousands)	Regency's Ownership	March 31, 2017		December 31, 2016
GRI - Regency, LLC (GRIR)	40.00%	$	200,603	201,240
New York Common Retirement Fund (NYC) (1)	30.00%	57,901		—
Columbia Regency Retail Partners, LLC (Columbia I)	20.00%	9,457		9,687
Columbia Regency Partners II, LLC (Columbia II)	20.00%	14,422		14,750
Cameron Village, LLC (Cameron)	30.00%	12,070		11,877
RegCal, LLC (RegCal)	25.00%	21,344		21,516
US Regency Retail I, LLC (USAA) (2)	20.01%	—		13,176
Other investments in real estate partnerships (1)	20.00% - 50.00%	65,894		24,453
Total investment in real estate partnerships		$	381,691	296,699

⁽¹⁾ Includes investments in real estate partnerships acquired as part of the Equity One merger, which was effective on March 1, 2017.

⁽²⁾ During the first quarter of 2017, the USAA partnership distributed proceeds from debt refinancing in excess of Regency's carrying value of its investment resulting in a negative investment balance, which is recorded within Accounts payable and other liabilities in the Consolidated Balance Sheets.

Notes Payable - Investments in Real Estate Partnerships

Scheduled principal repayments on notes payable held by our investments in real estate partnerships were as follows:

(in thousands)	March 31, 2017
Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage  Loan Maturities		Unsecured Maturities	Total		Regency’s Pro-Rata Share
2017	$	14,925	—		19,635	34,560		9,339
2018	21,059		67,022		—	88,081		28,422
2019	19,852		73,259		—	93,111		24,448
2020	16,823		222,199		—	239,022		86,167
2021	10,818		269,942		—	280,760		100,402
Beyond 5 Years	10,580		819,000		—	829,580		286,440
Net unamortized loan costs, debt premium / (discount)	—		(11,489	)	—	(11,489	)	(3,719	)
Total	$	94,057	1,439,933		19,635	1,553,625		531,499

At March 31, 2017, our investments in real estate partnerships had notes payable of $1.6 billion maturing through 2031, of which 98.7% had a weighted average fixed interest rate of 4.7%. The remaining notes payable float over LIBOR and had a weighted average variable interest rate of 2.5%. These notes payable are all non-recourse, and our pro-rata share was $531.5 million as of March 31, 2017. As notes payable mature, we expect they will be repaid from proceeds from new borrowings and/or partner capital contributions. We are obligated to contribute our pro-rata share to fund maturities if they are not refinanced. We believe that our partners are financially sound and have sufficient capital or access thereto to fund future capital requirements. In the event that a co-investment partner was unable to fund its share of the capital requirements of the co-investment partnership, we would have the right, but not the obligation, to loan the defaulting partner the amount of its capital call. 

Management fee income

In addition to earning our pro-rata share of net income or loss in each of these co-investment partnerships, we receive fees, as shown below:

	Three months ended March 31,
(in thousands)	2017	2016
Asset management, property management, leasing, and investment and financing services	6,539	6,612

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Recent Accounting Pronouncements

See note 1 to Consolidated Financial Statements.

Environmental Matters

We are subject to numerous environmental laws and regulations as they apply to our shopping centers pertaining to chemicals used by the dry cleaning industry, the existence of asbestos in older shopping centers, and underground petroleum storage tanks. We believe that the tenants who currently operate dry cleaning plants or gas stations do so in accordance with current laws and regulations. Generally, we use all legal means to cause tenants to remove dry cleaning plants from our shopping centers or convert them to more environmentally friendly systems. Where available, we have applied and been accepted into state-sponsored environmental programs. We have a blanket environmental insurance policy for third-party liabilities and remediation costs on shopping centers that currently have no known environmental contamination. We have also placed environmental insurance, where possible, on specific properties with known contamination, in order to mitigate our environmental risk. We monitor the shopping centers containing environmental issues and in certain cases voluntarily remediate the sites. We also have legal obligations to remediate certain sites and we are in the process of doing so.

As of March 31, 2017 we and our Investments in real estate partnerships had accrued liabilities of $11.5 million for our pro-rata share of environmental remediation. We believe that the ultimate disposition of currently known environmental matters will not have a material effect on our financial position, liquidity, or results of operations; however, we can give no assurance that existing environmental studies on our shopping centers have revealed all potential environmental contaminants and liabilities; that any previous owner, occupant or tenant did not create any material environmental condition not known to us; 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 us.

Inflation/Deflation

Inflation has been historically low and has had a minimal impact on the operating performance of our shopping centers; however, inflation may become a greater concern in the near future. Substantially all of our long-term leases contain provisions designed to mitigate the adverse impact of inflation. Most of our leases require tenants to pay their pro-rata share of operating expenses, including common-area maintenance, real estate taxes, insurance and utilities, thereby reducing our exposure to increases in costs and operating expenses resulting from inflation. In addition, many of our leases are for terms of less than ten years, which permits us to seek increased rents upon re-rental at market rates. However, during deflationary periods or periods of economic weakness, minimum rents and percentage rents typically decline as the supply of available retail space exceeds demand and consumer spending declines. Occupancy declines resulting from a weak economic period will also likely result in lower recovery rates of our operating expenses.

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Item 3. Quantitative and Qualitative Disclosures about Market Risk

There have been no material changes from the quantitative and qualitative disclosures about market risk disclosed in item 7A of Part II of our Form 10-K for the year ended December 31, 2016.

Item 4. Controls and Procedures

Controls and Procedures (Regency Centers Corporation)

Under the supervision and with the participation of the Parent Company's management, including its chief executive officer and chief financial officer, the Parent Company conducted an evaluation of its disclosure controls and procedures, as such term is defined under Rule 13a-15(e) and 15d-15(e) promulgated under the Securities Exchange Act of 1934, as amended (the "Exchange Act"). Based on this evaluation, the Parent Company's chief executive officer and chief financial officer concluded that its disclosure controls and procedures were effective as of the end of the period covered by this quarterly report on Form 10-Q to ensure information required to be disclosed in the reports filed or submitted under the Exchange Act is recorded, processed, summarized and reported, within the time period specified in the SEC's rules and forms. These disclosure controls and procedures include controls and procedures designed to ensure that information required to be disclosed by the Parent Company in the reports it files or submits is accumulated and communicated to management, including its chief executive officer and chief financial officer, as appropriate, to allow timely decisions regarding required disclosure.

On March 1, 2017, we completed the Merger with Equity One, whereby Equity One merged with and into the Parent Company with the Parent Company continuing as the surviving corporation. As permitted by SEC guidance for newly acquired businesses, we excluded Equity One from our assessment of internal control over financial reporting, which represented total assets acquired of $6.7 billion (approximately 60% of Company Total assets) as of March 31, 2017. We are in the process of integrating Equity One's operations into our internal control structure. None of these integration activities are expected to have a material impact on our system of internal control over financial reporting.

There have been no changes in the Parent Company's internal controls over financial reporting identified in connection with this evaluation that occurred during the first quarter of 2017 and that have materially affected, or are reasonably likely to materially affect, our internal controls over financial reporting.

Controls and Procedures (Regency Centers, L.P.)

Under the supervision and with the participation of the Operating Partnership's management, including the chief executive officer and chief financial officer of its general partner, the Operating Partnership conducted an evaluation of its disclosure controls and procedures, as such term is defined under Rule 13a-15(e) and 15d-15(e) promulgated under the Exchange Act. Based on this evaluation, the chief executive officer and chief financial officer of its general partner concluded that its disclosure controls and procedures were effective as of the end of the period covered by this quarterly report on Form 10-Q to ensure information required to be disclosed in the reports filed or submitted under the Exchange Act is recorded, processed, summarized and reported, within the time period specified in the SEC's rules and forms. These disclosure controls and procedures include controls and procedures designed to ensure that information required to be disclosed by the Operating Partnership in the reports it files or submits is accumulated and communicated to management, including the chief executive officer and chief financial officer of its general partner, as appropriate, to allow timely decisions regarding required disclosure.

On March 1, 2017, we completed the Merger with Equity One, whereby Equity One merged with and into the Parent Company with the Parent Company continuing as the surviving corporation. As permitted by SEC guidance for newly acquired businesses, we excluded Equity One from our assessment of internal control over financial reporting, which represented total assets of $6.7 billion (approximately 60% of Company Total assets) as of March 31, 2017. We are in the process of integrating Equity One's operations into our internal control structure. None of these integration activities are expected to have a material impact on our system of internal control over financial reporting.

There have been no changes in the Operating Partnership's internal controls over financial reporting identified in connection with this evaluation that occurred during the first quarter of 2017 and that have materially affected, or are reasonably likely to materially affect, our internal controls over financial reporting.

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PART II - OTHER INFORMATION

Item 1.    Legal Proceedings

We are a party to various legal proceedings that arise in the ordinary course of our business. We are not currently involved in any litigation nor to our knowledge, is any litigation threatened against us, the outcome of which would, in our judgment based on information currently available to us, have a material adverse effect on our financial position or results of operations.

After the announcement of the merger agreement on November 14, 2016, a putative class action was filed on behalf of a purported stockholder in the Circuit Court for Duval County, Florida, under the following caption: Robert Garfield on Behalf of Himself and All Others Similarly Situated vs. Regency Centers Corporation, Martin E. Stein, Jr., John C. Schweitzer, Raymond L. Bank, Bryce Blair, C. Ronald Blankenship, J. Dix Druce, Jr., Mary Lou Fiala, David P. O'Connor, and Thomas G. Wattles, No. 16-2017-CA-000688-XXXX-MA, filed February 3, 2017.

The class action alleged, among other matters, that the definitive joint proxy statement/prospectus filed by Regency and Equity One with the Securities and Exchange Commission (the “SEC”) on January 24, 2017 (the “Joint Proxy Statement/Prospectus”) omitted certain material information in connection with the Merger. The complainant sought various remedies, including injunctive relief to prevent the consummation of the Merger unless certain allegedly material information was disclosed and sought compensatory and rescissory damages in the event the Merger was consummated without such disclosures.

On February 17, 2017, the defendants entered into a stipulation of settlement with respect to the class action, pursuant to which the parties agreed, among other things, that Regency would make certain supplemental disclosures. The supplemental disclosures were made by Regency in the Current Report on Form 8-K filed by Regency with the SEC on February 17, 2017. The supplemental disclosures should be read in conjunction with the Joint Proxy Statement/Prospectus, which should be read in its entirety.

Item 1A. Risk Factors

There have been no material changes from the risk factors disclosed in item 1A. of Part I of our Form 10-K for the year ended December 31, 2016.

Item 2.    Unregistered Sales of Equity Securities and Use of Proceeds

There were no unregistered sales of equity securities during the quarter ended March 31, 2017.  

The following table represents information with respect to purchases by the Parent Company of its common stock during the months in the three month period ended March 31, 2017.

Period	Total number of shares purchased (1)	Average price paid per share	Total number of shares purchased as part of publicly announced plans or programs	Maximum number or approximate dollar value of shares that may yet be purchased under the plans or programs
January 1 through January 31, 2017	—	—	—	—
February 1 through February 28, 2017	137,305	69.76	—	—
March 1 through March 31, 2017	127,147	68.39	—	—

⁽¹⁾ Represents shares repurchased to cover payment of withholding taxes in connection with restricted stock vesting by participants under Regency's Long-Term Omnibus Plan.

Item 3.    Defaults Upon Senior Securities

None.

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Item 4.    Mine Safety Disclosures

None.

Item 5.    Other Information

None.

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Item 6. Exhibits

In reviewing any 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. Each agreement contains 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.

Ex #    Description

10.    Material Contracts (~ indicates management contract or compensatory plan)

~10.1    2017 Amended and Restated Severance and Change in Control Agreement

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

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101.PRE        XBRL Taxonomy Extension Presentation Linkbase Document

__________________________

* Furnished, not filed.

60

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) 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.

May 10, 2017	REGENCY CENTERS CORPORATION
	By:	/s/ Lisa Palmer Lisa Palmer, President and Chief Financial Officer (Principal Financial Officer)
	By:	/s/ J. Christian Leavitt J. Christian Leavitt, Senior Vice President and Treasurer (Principal Accounting Officer)

May 10, 2017	REGENCY CENTERS, L.P.
	By:	Regency Centers Corporation, General Partner
	By:	/s/ Lisa Palmer Lisa Palmer, President and Chief Financial Officer (Principal Financial Officer)
	By:	/s/ J. Christian Leavitt J. Christian Leavitt, Senior Vice President and Treasurer (Principal Accounting Officer)

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EX-10.1

Exhibit 10.1

2017 AMENDED AND RESTATED

SEVERANCE AND CHANGE OF CONTROL AGREEMENT

THIS AGREEMENT, dated April 27, 2017, and effective as of the 14th day of March, 2017, is by and between REGENCY CENTERS CORPORATION, a Florida corporation (the “Company”), Regency Centers, L.P., a Delaware limited partnership (the “Partnership”), and MARTIN E. STEIN, JR. (the “Employee”).

WHEREAS, the Company and the Employee previously entered into the 2015 Amended and Restated Severance and Change of Control Agreement, effective as of the 15^th day of July, 2015 (the “Prior Agreement”); and

WHEREAS, to further induce the Employee to remain as an executive officer of the Company and a key employee of the Partnership, the Company, the Partnership, and the Employee desire to enter into this 2017 Amended and Restated Severance and Change Of Control Agreement (the “Agreement”) to replace and supersede the Prior Agreement; and

WHEREAS, the parties agree that the restrictive covenants underlying certain of the Employee’s obligations under this Agreement are necessary to protect the goodwill or other business interests of the Regency Entities and that such restrictive covenants do not impose a greater restraint than is necessary to protect such goodwill or other business interests.

NOW, THEREFORE, in consideration of the premises and other good and valuable consideration, including the Employee’s agreement to continue as an executive officer of the Company and as an employee of the Partnership, the Employee’s agreement to provide consulting services following termination of employment pursuant to the terms hereof, and the restrictive covenants contained herein, the Employee, the Company, and the Partnership agree as follows:

1.Definitions. The following words, when capitalized in this Agreement, shall have the meanings ascribed below and shall supersede the meanings given to any such terms in any other award agreement or related plan document in effect prior to the date of this Agreement, including but not limited to the definitions of “Cause,” “Change of Control,” or “Good Reason”:

(a)“Affiliate” shall have the meaning given to such term in Rule 12b-2 of the General Rules and Regulations of the Exchange Act.

(b)“Average Annual Cash Bonus” means the average of the annual cash bonus, if any, paid to the Employee with respect to the three (3) calendar years prior to termination of employment (or the period of the Employee’s employment, if shorter).

(c)“Base Performance Share Value” means the fair market value as of the date of the Change of Control of the number of unvested shares underlying the Employee’s outstanding performance share awards that would have been earned pursuant to the terms of the award if the performance period for each such award ended immediately prior to the Change of Control. For such purposes, the level of achievement of the performance goals established for each such award will be determined on the date immediately prior to the Change of Control as follows: (X) if the goal is a market-based goal, such as total shareholder return or stock price, then the actual performance to date shall be used, and (Y) if the goal is not a market-based goal, then the annualized forecasted number for such goal as most recently prepared by the Company prior to the date of the Change of Control shall be used and treated as if it were actual performance.

(d)“Base Restricted Share Value” means the fair market value as of the date of the Change of Control of the shares underlying all of the Employee’s unvested time-vesting restricted stock awards or stock rights awards outstanding immediately prior to the Change of Control.

(e)“Board” means the Board of Directors of the Company.

(f)“Cause” means the termination of the Employee’s employment with the Partnership and all Regency Entities by action of the Board or its delegate for one or more of the following reasons:

(i)The Employee is convicted of committing a felony under any state, federal or local law. For the purposes of this Agreement, conviction includes any final disposition of the initial charge which does not result in the charges being completely dismissed or in the Employee being completely acquitted and absolved from all liability, either criminal or civil;

(ii)The Employee materially breaches (A) this Agreement or (B) the policies and procedures of the Company or the Partnership, and the Employee fails to cure the breach to the reasonable satisfaction of such entity, if capable of cure, within thirty (30) days after written notice by such entity of the breach;

(iii)The Employee engages in willful or gross misconduct or willful or gross negligence in performing the Employee’s duties, or fraud, misappropriation or embezzlement;

(iv)The Employee engages in conduct that, if known outside any of the Regency Entities, could reasonably be expected to cause harm to the reputation of the Company or the Partnership, and the Employee fails to cure the breach to the reasonable satisfaction of such entity, if capable of cure, within thirty (30) days after written notice by such entity of the breach; or

(v)The Employee fails to meet the reasonable expectations of management regarding performance of his or her duties, and the Employee fails to cure the breach to the reasonable satisfaction of the Company or the Partnership, as applicable, if capable of cure, within thirty (30) days after written notice by such entity of the breach.

(g)“Change of Control” means the occurrence of an event or series of events which qualify as a change in control event for purposes of Code Section 409A and Treasury Regulation §1.409A-3(i)(5), including:

(i)A change in the ownership of the Company, which shall occur on the date that any one Person, or more than one Person Acting as a Group (as defined below), other than Excluded Person(s) (as defined below), acquires ownership of the stock of the Company that, together with the stock then held by such Person or group, constitutes more than fifty percent (50%) of the total fair market value of the stock of the Company. However, if any one Person or more than one Person Acting as a Group is considered to own more than fifty (50%) of the total fair market value of the stock of the Company, the acquisition of additional stock by the same Person or Persons is not considered to cause a Change of Control.

(ii)A change in the effective control of the Company, which shall occur on the date that:

(1)Any one Person, or more than one Person Acting as a Group, other than Excluded Person(s), acquires (or has acquired during the twelve (12) month period ending on the date of the most recent acquisition by such Person or Persons) ownership of stock of the Company possessing thirty percent (30%) or more of the total voting power of the stock of the Company. However, if any one Person or more than one Person Acting as a Group is considered to own more than thirty percent (30%) of the total voting power of the stock of the Company, the acquisition of additional voting stock by the same Person or Persons is not considered to cause a Change of Control; or

(2)A majority of the members of the Board is replaced during any twelve (12) month period by directors whose appointment or election is not endorsed by a majority of the members of the Board prior to the date of the appointment or election.

(iii)A change in the ownership of a substantial portion of the Company’s assets, which shall occur on the date that any one Person, or more than one Person Acting as a Group, other than Excluded Person(s), acquires (or has acquired during the twelve (12) month period ending on the date of the most recent acquisition by such person or persons) assets from the Company that have a total Gross Fair Market Value (as defined below) equal to more than fifty percent (50%) of the total Gross Fair Market Value of all the assets of the Company immediately prior to such acquisition or acquisitions, other than an Excluded Transaction (as defined below).

For purposes of this Subsection (g):

“Gross Fair Market Value” means the value of the assets of the Company, or the value of the assets being disposed of, as applicable, determined without regard to any liabilities associated with such assets.

Persons will not be considered to be “Acting as a Group” solely because they purchase or own stock of the Company at the same time, or as a result of the same public offering, or solely because they purchase assets of the Company at the same time, or as a result of the same public offering, as the case may be. However, Persons will be considered to be Acting as a Group if they (i) are owners of an entity that enters into a merger, consolidation, purchase or acquisition of assets, or similar business transaction with the Company, or (ii) do so within the meaning of Section 13(d) of the Exchange Act, including any group acting for the purpose of acquiring, holding or disposing of securities (within the meaning of Rule 13d-5(b)(1) under the Exchange Act).

The term “Excluded Transaction” means any transaction in which assets are transferred to: (A) a shareholder of the Company (determined immediately before the asset transfer) in exchange for or with respect to its stock; (B) an entity, fifty percent (50%) or more of the total value or voting power of which is owned, directly or indirectly, by the Company (determined after the asset transfer); (C) a Person, or more than one Person Acting as a Group, that owns, directly or indirectly, fifty percent (50%) or more of the total value or voting power of all the outstanding stock of the Company (determined after the asset transfer); or (D) an entity at least fifty percent (50%) of the total value or voting power of which is owned, directly or indirectly, by a Person described in clause (C) (determined after the asset transfer).

The term “Excluded Person(s)” means (A) the Company or any Regency Entity; (B) a trustee or other fiduciary holding securities under an employee benefit plan of the Company or any Regency Entity; (C) an underwriter temporarily holding securities pursuant to an offering of such securities; or (D) a corporation owned, directly or indirectly, by the shareholders of the Company in substantially the same proportions as their ownership of stock in the Company.

The term “Change of Control” as defined above shall be construed in accordance with Code Section 409A and the regulations promulgated thereunder. In no event shall a transaction described above constitute a “Change of Control” for purposes of this Agreement unless such transaction also satisfies the requirement to be a change in the ownership or effective control of a corporation, or a change in the ownership of a substantial portion of the assets of a corporation, as each of those terms are defined under Code Section 409A and the regulations promulgated thereunder.

(h)“Code” means the Internal Revenue Code of 1986, as amended.

(i)“Exchange Act” means the Securities Exchange Act of 1934, as amended.

(j)“General Release” means (i) a release of the Regency Entities, in such form as the Partnership may reasonably request, of all claims against the Regency Entities relating to the Employee’s employment and termination thereof, and (ii) an agreement to continue to comply with, and be bound by, the provisions of Section 16 hereof.

(k)“Good Reason” means any one or more of the following conditions:

(i)any material diminution of the Employee’s authority, duties or responsibilities;

(ii)a material diminution of the Employee’s total annual compensation opportunity (including base compensation, annual bonus opportunity, and value of annual equity award grants);

(iii)a material diminution in the budget over which the Employee retains authority;

(iv)a material change in the geographic location at which the Employee must perform the Employee’s duties and responsibilities; or

(v)any other action or inaction by the Company or the Partnership that constitutes a material breach of this Agreement or any other agreement pursuant to which the Employee provides services to the Company or the Partnership.

A termination of the Employee’s employment for Good Reason shall be effective only if (X) such condition was not consented to by the Employee in advance or subsequently ratified by the Employee in writing, (Y) such condition remains in effect thirty (30) days after the Employee gives written notice to the Board of the Employee’s intention to terminate his or her employment for Good Reason, which notice specifically identifies such condition, and (Z) the Employee gives the notice referred to in (Y) above within ninety (90) days of the initial existence of such condition.

If the Company or the Partnership, as applicable, does not cure the condition within the thirty (30) day cure period described in (Y) above, then the Employee’s termination will occur on the day immediately following the end of the cure period. If the Company or the Partnership, as applicable, cures the condition within such thirty (30) day cure period, then the Employee will be deemed to have withdrawn his notice of termination effective as of the date the cure is effected.

(l)“Medical Benefits” shall mean the monthly fair market value of benefits provided to the Employee and the Employee’s dependents under the major medical, dental and vision benefit plans sponsored and maintained by the Partnership, at the level of coverage in effect for such persons immediately prior to the Employee’s termination of employment date. The “monthly fair market value” of such benefits shall be equal to the monthly cost as if such persons elected COBRA continuation coverage at such time at their own expense.

(m)“Person” means a “person” as used in Sections 3(a)(9) and 13(d) of the Exchange Act or any group of Persons acting in concert that would be considered “persons acting as a group” within the meaning of Treasury Regulation § 1.409A-3(i)(5).

(n)“Prime Rate” means an annual rate, compounding annually, equal to the prime rate, as reported in The Wall Street Journal on the date of the Change of Control, or if not reported on that date, the last preceding date on which so reported, which rate shall be adjusted on each January 1 to the prime rate then in effect and shall remain in effect for the year.

(o)“Qualifying Retirement” means the Employee’s voluntary termination of employment after the Employee has (i) attained (X) age sixty-five (65), (Y) age fifty-five (55) with ten (10) Years of Service as a full-time employee of the Partnership or any of its Affiliates, or (Z) an age which, when added to such Years of Service of the Employee equals at least seventy-five (75), and (ii) previously delivered a written notice of retirement to the Partnership and on the date of retirement the Employee has satisfied the minimum applicable advance written notice requirement set forth below:

Age at Voluntary Termination	Number of Years of Advance Notice
58 or younger 59 60 or older	3 years 2 years 1 year

By way of illustration, and without limiting the foregoing, if (i) the Employee is eligible to retire at age fifty-nine (59) after ten (10) Years of Service, (ii) the Employee gives two (2) years notice at age fifty-eight (58) that the Employee intends to retire at age sixty (60), and (iii) the Employee later terminates employment at age fifty-nine (59), then the Employee’s retirement at age fifty-nine (59) would not constitute a Qualifying Retirement. However, if (i) the Employee is eligible to retire at age fifty-nine (59) after ten (10) Years of Service, (ii) the Employee gives two (2) years notice at age fifty-eight (58) that the Employee intends to retire at age sixty (60), and (iii) the Employee terminates employment upon reaching age sixty (60), then the Employee’s retirement at age sixty (60) would constitute a Qualifying Retirement.

(p)“Regency Entity” or “Regency Entities” means the Company, the Partnership, any of their Affiliates, and any other entities that along with the Company or the Partnership is considered a single employer pursuant to Code Section 414(b) or (c) and the Treasury regulations promulgated thereunder, determined by applying the phrase “at least 50 percent” in place of the phrase “at least 80 percent” each place it appears in such Treasury regulations or Code Section 1563(a).

(q)“Separation from Service” means the termination of the Employee’s employment with the Partnership and all Regency Entities, provided that, notwithstanding such termination of the employment relationship between the Employee and the Partnership and all Regency Entities, the Employee shall not be deemed to have had a Separation from Service where it is reasonably anticipated that the level of bona fide services that the Employee will perform (whether as an employee or independent contractor) following such termination from the Partnership and all Regency Entities would be twenty percent (20%) or more of the average level of bona fide services performed by the Employee (whether as an employee or independent contractor) for the Partnership and all Regency Entities over the immediately preceding thirty-six (36) month period (or such lesser period of actual service). In such event, Separation from Service shall mean the permanent

reduction of the level of bona fide services to be performed by the Employee (whether as an employee or independent contractor) to a level that is less than twenty percent (20%) of the average level of bona fide services performed by the Employee (whether as an employee or independent contractor) during the thirty-six (36) month period (or such lesser period of actual service) immediately prior to the termination of the Employee’s employment relationship. A Separation from Service shall not be deemed to have occurred if the Employee is absent from active employment due to military leave, sick leave, or other bona fide leave of absence if the period of such leave does not exceed the greater of (i) six (6) months or (ii) the period during which the Employee’s right to reemployment by the Partnership or any Regency Entity is provided either by statute or contract.

(r)“Specified Employee” means an employee of the Company or any Regency Entity who is a “specified employee” as defined in Code Section 409A(a)(2)(b)(i) and Treasury Regulation §1.409A-1(i). If the Employee is a key employee as of the applicable identification date, the Employee shall be treated as a Specified Employee for the twelve (12) month period beginning on the first day of the fourth month following such identification date. The applicable identification date for purposes of this Agreement shall be September 30 of each year.

(s)“Unvested Equity Award” has the meaning given to such term in Section 6(a).

(t)“Years of Service” means the Employee’s total years of employment with a Regency Entity, including years of employment with an entity that is acquired by a Regency Entity prior to such acquisition.

2.Term of the Agreement. The term of this Agreement shall begin on the date hereof and end at 11:59 p.m. on December 31, 2018, and thereafter shall automatically renew for successive three (3) year terms unless either party delivers written notice of non-renewal to the other party at least ninety (90) days prior to the end of the then current term; provided, however, that if a Change of Control has occurred during the original or any extended term (including any extension resulting from a prior Change of Control), the term of the Agreement shall end no earlier than twenty-four (24) calendar months after the end of the calendar month in which the Change of Control occurs.

3.NoChange of Control - Severance. Except in circumstances in which the Employee would be entitled to payments and benefits in connection with a Change of Control as provided in Section 4 below, in the event that during the term of this Agreement the Employee has a Separation from Service as a result of the Partnership terminating the Employee’s employment without Cause or the Employee terminating the Employee’s employment for Good Reason, subject to Sections 11 and 15 below:

(a)The Partnership shall pay to the Employee an amount equal to the sum of (i) eighteen (18) months of the Employee’s base monthly salary in effect on the date the Employee’s employment terminates, (ii) one-hundred fifty percent (150%) of the Employee’s Average Annual Cash Bonus, and (iii) eighteen (18) months of the Employee’s Medical Benefits. Payment shall be made in a lump sum on the first business day after sixty (60) days following the Employee’s Separation from Service.

(b)All of the Employee’s outstanding unvested stock options, restricted stock awards, and stock rights awards that vest solely on the basis of time shall become vested on a pro-rated basis, based on the portion of the vesting period that has elapsed as of the date of the Employee’s Separation from Service; and

(c)All of the Employee’s outstanding performance share awards shall be earned as of the date of Separation from Service based on the level of achievement of the performance goals established for such awards as of such date, but then pro-rated based on the portion of the performance period that has elapsed as of the date of the Employee’s Separation from Service. For purposes hereof, the level of achievement of the performance goals established for each such award will be determined on the date immediately prior to the Separation from Service as follows: (i) if the goal is a market-based goal, such as total shareholder return or stock price, then the actual performance to date shall be used, and (ii) if the goal is not a market-based goal, then the level of achievement of such goal shall be (X) based on the most recently reported number(s) by the Company in its reports filed with the Securities and Exchange Commission or (Y) if such numbers are not so filed, based on the numbers as prepared internally by the Company for the quarter ending prior to the date of the Separation from Service.

Any shares issuable under awards that vest or are earned pursuant to subsections (b) and (c) shall be issued on the same date as the cash severance payment is made pursuant to subsection (a).

4.Change of Control - Severance. In the event that during the term of this Agreement the Partnership terminates the Employee’s employment without Cause or the Employee terminates the Employee’s employment for Good Reason, in each case within two (2) years following a Change of Control, the following provisions shall apply:

(a)The Partnership shall pay to the Employee an amount equal to the sum of (i) twenty-four (24) months of the Employee’s monthly base salary in effect on the date the Employee’s employment terminates, (ii) two-hundred percent (200%) of the Employee’s Average Annual Cash Bonus, and (iii) twenty-four (24) months of the Employee’s Medical Benefits. Subject to Sections 11 and 15 below, payment shall be made in a lump sum on the first business day after sixty (60) days following the Employee’s Separation from Service.

(b)All outstanding unvested stock options, restricted stock, stock rights awards and performance share awards granted to the Employee on or after a Change of Control will vest (at the greater of actual performance to-date or target, for any awards subject to performance goals), and all outstanding equity awards that have not vested at the time of the Change of Control or been converted to the right to receive a cash payment pursuant to Section 6(c) will vest on the date the General Release in Section 15 becomes effective, and, if applicable, will be paid on the tenth (10th) business day following such time. Notwithstanding the foregoing, all such awards which are subject to Code Section 409A will be paid on the first (1st) business day after sixty (60) days following the Employee’s Separation from Service, provided the General Release in Section 15 has become effective.

(c)With respect to those Unvested Equity Awards that have been exchanged pursuant to Sections 6(b) and 6(c) for the right to receive a contingent cash payment, subject to Section 11 below, the Employee shall receive a cash payment made in a lump sum on the first business day after sixty (60) days following the Employee’s Separation from Service equal to any portion of the unpaid Base Performance Share Value and Base Restricted Share Value that has not been paid pursuant to Sections 6(b) and 6(c), together with accrued but unpaid interest at the Prime Rate on such unpaid amount from the date of the Change of Control to the date of payment.

5.Entitlement to Severance.

(a)If the Employee becomes entitled to receive any severance payments or benefits described in Section 3 or Section 4 after the Employee has delivered written notice of what would otherwise have been a Qualifying Retirement to the Partnership had the Employee continued to be employed by the Partnership through the date of retirement set forth in the notice, then the amount of such payments and benefits shall be limited to (i) those that the Employee would have otherwise received had such employment continued through such date of retirement, and (ii) those provided by Section 9, if any.

(b)If the Employee dies after receiving notice from the Company that the Employee is being terminated without Cause, or after providing notice of termination for Good Reason, but prior to the date the Employee receives the payments and benefits described in Section 3 or Section 4, as the case may be, then the Employee’s estate, heirs and beneficiaries shall be entitled to the payments and benefits described in Section 3 or Section 4, as the case may be, at the same time such payments and benefits would have been paid or provided to the Employee had the Employee lived.

6.Change of Control - Effect on Stock Rights.

(a)Except as otherwise provided in Sections 6(b) and 6(c) below (or in Sections 4(b) or 4(c), if applicable), the occurrence of a Change of Control shall not impact any existing unvested stock options, restricted stock awards, stock rights awards or performance share awards (collectively, “Unvested Equity Awards”) unless such rights are cashed out pursuant to the terms of the applicable merger agreement or other agreement(s) pursuant to which such Change of Control is effected.

(b)With respect to Unvested Equity Awards that are performance share awards (“Performance Awards”), notwithstanding anything to the contrary contained in the related plan or award agreement, all of the Employee’s outstanding unvested Performance Awards shall be cancelled and, in consideration for the cancellation of such awards, the Employee shall receive a deferred contingent cash payment with respect to

each such cancelled award equal to (X) the Base Performance Share Value determined for such cancelled award, plus (Y) interest on such unpaid Base Performance Share Value from the date of the Change of Control to the date of payment at the Prime Rate, such cash payment to be made on the last day of the applicable performance period for such award, provided that the Employee remains employed by the Partnership, an Affiliate, or one of their successors through the last day of the applicable performance period.

(c)With respect to Unvested Equity Awards that are not Performance Awards, if the stock underlying such awards is not readily tradable on an established securities market immediately after the Change of Control (after giving effect to any conversion, exchange or replacement pursuant to the applicable plan or award agreement of the stock underlying Unvested Equity Awards as a result of a reorganization, merger, consolidation, combination or other similar corporate transaction or event), then notwithstanding anything to the contrary contained in the related plan or award agreement, all of the Employee’s outstanding Unvested Equity Awards shall be cancelled and, in consideration for the cancellation of such awards, the Employee shall receive:

(i)a cash payment equal to (X) the fair market value of the shares underlying all of the Employee’s unvested stock options as of the date of the Change of Control, less (Y) the aggregate exercise price of such stock options, such cash payment to be made within thirty (30) days after the Change of Control; and

(ii)a deferred contingent cash payment equal to (X) the Base Restricted Share Value, plus (Y) interest on the unpaid Base Restricted Share Value from the date of the Change of Control to the date of payment at the Prime Rate, such cash payment of the Base Restricted Share Value to be made in installments on the applicable vesting dates with respect to the number of shares that would have been issued on that vesting date, plus all accrued but unpaid interest on the unpaid Base Restricted Share Value through such vesting date, provided that the Employee remains employed by the Partnership, an Affiliate, or one of their successors through the applicable date of vesting.

7.Change of Control - Excise Tax.

(a)If in the opinion of Tax Counsel (as defined in Section 7(b)) the Employee will be subject to an excise tax under Code Section 4999 with respect to all or any portion of the payments and benefits to be made by the Company or any of its Affiliates to the Employee, whether upon a Change of Control or following a termination of the Employee’s employment, under this Agreement or otherwise (in the aggregate, “Total Payments”), then such parties agree that the Total Payments shall either be (i) delivered in full, or (ii) reduced to 299.99% of the Employee’s “base amount” for purposes of Code Section 280G (“Scaled Back Amount”), whichever of the foregoing results in the receipt by the Employee of the greatest benefit on an after-tax basis (taking into account the applicable federal, state and local income taxes and the excise tax). If the Employee is entitled to the Scaled Back Amount, then such payments and benefits shall be reduced or eliminated by applying the following principles, in order: (1) the payment or benefit with the higher ratio of the parachute payment value to present economic value (determined using reasonable actuarial assumptions) shall be reduced or eliminated before a payment or benefit with a lower ratio; (2) the payment or benefit with the later possible payment date shall be reduced or eliminated before a payment or benefit with an earlier payment date; and (3) cash payments shall be reduced prior to non-cash benefits; provided that if the foregoing order of reduction or elimination would violate Code Section 409A, then the reduction shall be made pro rata among the payments or benefits to be received by the Employee (on the basis of the relative present value of the parachute payments).

(b)For purposes of this Section 7, within forty (40) days after delivery of a written notice of termination by the Employee or by the Company pursuant to this Agreement within two (2) years of a Change in Control with respect to the Company (or, if an event other than termination of employment results in payment of parachute payments under Code Section 280G and it is reasonably possible that such parachute payments could result in an excise tax, within forty (40) days after such other event), the Company shall obtain, at its expense, the opinion (which need not be unqualified) of nationally recognized tax counsel (“Tax Counsel”) selected by the Compensation Committee of the Board, which sets forth (i) the “base amount” within the meaning of Code Section 280G; (ii) the aggregate present value of the payments in the nature of compensation to the Employee as prescribed in Code Section 280G(b)(2)(A)(ii); (iii) the amount and present value of any “excess parachute payment” within the meaning of Code Section 280G(b)(1); and (iv) as applicable, (X) the

net after-tax proceeds to the Employee, taking into account the tax imposed by Code Section 4999 if the Total Payments were delivered in full, and (Y) the amount and nature of the parachute payments to be reduced or forfeited according to Section 7(a) in order for the total payments and benefits to equal the Scaled Back Amount. For purposes of such opinion, the value of any non-cash benefits or any deferred payment or benefit shall be determined by the Company’s independent auditors in accordance with the principles of Code Section 280G and regulations thereunder, which determination shall be evidenced in a certificate of such auditors addressed to the Company and the Employee. Such opinion shall be addressed to the Company and the Employee and shall be binding upon the Company, its Affiliates, and the Employee.

8.Plan of Liquidation. If the shareholders of the Company approve a complete plan of liquidation or dissolution of the Company (“Approved Liquidation Plan”), all Unvested Equity Awards that are not Performance Awards will fully vest on the date of such approval and all such awards that are Performance Awards shall vest to the extent the performance goals established under such awards have been achieved on such date (as if the Employee had satisfied all employment conditions required to vest), with the corresponding performance period for such award(s) deemed completed as of the date immediately preceding the date of such approval. Shares of common stock that so vest will be deemed outstanding as of the close of business on the date of such approval, and certificates representing such shares shall be delivered to the Employee as promptly as practicable thereafter. Any Performance Awards not vesting on the date of such approval shall be immediately cancelled without consideration therefor. In addition, unless the Approved Liquidation Plan shall have been rescinded, if the Partnership terminates the Employee’s employment without Cause or the Employee terminates the Employee’s employment for Good Reason in each case following shareholder approval of the Approved Liquidation Plan, then the Employee shall receive the benefits provided in Sections 4(a), 4(b) and 4(c), as applicable.

9.Retirement and Performance Shares. If the Employee’s termination of employment constitutes a Qualifying Retirement, then the Employee’s unvested stock options, restricted stock and stock rights awards (other than performance shares) will vest on the date of retirement set forth in the notice thereof, and if the Qualifying Retirement occurs on or after a Change of Control, then the provision of Section 4(c) shall also apply. Notwithstanding anything to the contrary in any related plan or award agreement, the Employee shall be entitled to exercise all vested stock options until the earlier of (a) three years after the date of Qualifying Retirement, and (b) the original terms of the options. Unless an award agreement provides for more favorable treatment, upon a Qualifying Retirement, the Employee shall continue to have the right to earn unvested performance shares upon the achievement of the applicable performance goals over any remaining performance period, as if the Employee’s employment had not been terminated.

10.Death and Disability. In no event shall a termination of the Employee’s employment due to death or Disability constitute a termination by the Partnership without Cause or a termination by the Employee for Good Reason; however, upon termination of employment due to the Employee’s death or Disability, the Employee’s estate or the Employee, as applicable, shall receive the benefits provided in Section 4(b) or 4(c) with respect to unvested stock options, restricted stock and stock rights awards (other than performance shares), and the Employee’s estate or the Employee, as applicable, shall continue to have the right to earn unvested performance shares upon the achievement of the applicable performance goals over any remaining performance period, as if the Employee’s employment had not been terminated. Notwithstanding anything to the contrary in any related plan or award agreement, (a) the Employee’s estate shall be entitled to exercise all vested stock options until the earlier of (i) three years after termination of employment due to death, and (ii) the original term of the option, and (b) the Employee shall be entitled to exercise all vested stock options until the earlier of (i) one year after termination of employment due to Disability, and (ii) the original term of the option. For purposes of this Agreement, the Employee shall be deemed terminated for Disability if the Employee is (or would be if a participant) entitled to long-term disability benefits under the Partnership’s disability plan or policy or, if no such plan or policy is in place, if the Company determines that the Employee has been unable to substantially perform his or her duties, due to a medically-determinable physical or mental incapacity, for one-hundred eighty (180) consecutive days.

11.Payments to Specified Employees. Notwithstanding any other Section of this Agreement, if the Employee is a Specified Employee at the time of the Employee’s Separation from Service, payments or distribution of property to the Employee provided under this Agreement, to the extent considered amounts deferred under a non-qualified deferred compensation plan (as defined in Code Section 409A) shall be deferred until the six (6) month

anniversary of such Separation from Service to the extent required in order to comply with Code Section 409A and Treasury Regulation 1.409A-3(i)(2).

12.Reductions in Base Salary. For purposes of this Agreement, in the event there is a reduction in the Employee’s base salary that would constitute the basis for a termination for Good Reason, the base salary used for purposes of calculating the severance payable pursuant to Sections 3 or 4(a), as the case may be, shall be the amounts in effect immediately prior to such reduction.

13.Other Payments and Benefits. On any termination of employment, including, without limitation, termination due to the Employee’s death or Disability (as defined in Section 10) or for Cause, the Employee shall receive any accrued but unpaid salary, reimbursement of any business or other expenses incurred prior to termination of employment but for which the Employee had not received reimbursement, and any other rights, compensation and/or benefits as may be due the Employee in accordance with the terms and provisions of any agreements, plans or programs of the Company or the Partnership (but in no event shall the Employee be entitled to duplicative rights, compensation and/or benefits).

14.Set Off; Mitigation. The obligation of the Company or the Partnership to pay or provide the Employee the amounts or benefits under this Agreement shall be subject to set-off, counterclaim or recoupment of amounts owed by the Employee to the Company or the Partnership. In addition, except as provided in Section 7 with respect to the Scaled Back Amount, if applicable, the Employee shall not be required to mitigate the amount of any payments or benefits provided to the Employee hereunder by securing other employment or otherwise, nor will such payments and/or benefits be reduced by reason of the Employee securing other employment or for any other reason.

15.Release. Notwithstanding any provision herein to the contrary, neither the Company nor the Partnership shall have any obligation to pay any amount or provide any benefit, as the case may be, under this Agreement, unless the Employee executes, delivers to the Partnership, and does not revoke (to the extent the Employee is allowed to do so as set forth in the General Release), a General Release within sixty (60) days of the Employee’s termination of employment.

16.Restrictive Covenants and Consulting Arrangement.

(a)The Employee will not use or disclose any confidential information of any Regency Entity without the Company’s prior written consent, except in furtherance of the business of the Regency Entities or except as may be required by law. Additionally, and without limiting the foregoing, the Employee agrees not to participate in or facilitate the dissemination to the media or any other third party (i) of any confidential information concerning any Regency Entity or any employee of any Regency Entity, or (ii) of any damaging or defamatory information concerning any Regency Entity or the Employee’s experiences as an employee of any Regency Entity, without the Company’s prior written consent except as may be required by law. Notwithstanding the foregoing, this Section 16(a) does not apply to information which is already in the public domain through no fault of the Employee.

(b)During the Employee’s employment and during the one (1) year period after the Employee ceases to be employed by any of the Regency Entities, the Employee agrees that:

(i)the Employee shall not directly or knowingly and intentionally through another party recruit, induce, solicit or assist any other Person in recruiting, inducing or soliciting (A) any other employee of any Regency Entity to leave such employment or (B) any other Person with which any Regency Entity was actively conducting negotiations for employment on the date of termination of the Employee’s employment (the “Termination Date”); and

(ii)the Employee shall not personally solicit, induce or assist any other Person in soliciting or inducing (A) any tenant in a shopping center of any Regency Entity that was a tenant on the Termination Date to terminate a lease, or (B) any tenant, property owner, co-investment partner or build-to-suit customer with whom any Regency Entity had a lease, acquisition contract, business combination contract, co-investment partnership agreement or development contract on the Termination Date to terminate such lease or other contract, or (C) any prospective tenant, property owner, co-investor partner or build-to-suit customer with which any Regency Entity was actively

conducting negotiations on the Termination Date with respect to a lease, acquisition, business combination, co-investment partnership or development project to cease such negotiations.

(c)For a six (6) month period following any termination of employment, the Employee agrees to make himself available and, upon and as requested by the Company or the Partnership from time to time, to provide consulting services with respect to any projects the Employee was involved in prior to such termination and/or to provide such other consulting services as the Company or the Partnership may reasonably request. The Employee will be reimbursed for reasonable travel and miscellaneous expenses incurred in connection with the provision of requested consulting services hereunder. The Company or the Partnership will provide the Employee reasonable advance notice of any request to provide consulting services, and will make all reasonable accommodations necessary to prevent the Employee’s commitment hereunder from materially interfering with the Employee’s employment obligations, if any. In no event will the Employee be required to provide more than twenty (20) hours of consulting services in any one month to the Company and the Partnership pursuant to this provision.

(d)The parties agree that any breach of this Section 16 will result in irreparable harm to the non-breaching party which cannot be fully compensated by monetary damages and accordingly, in the event of any breach or threatened breach of this Section 16, the non-breaching party shall be entitled to injunctive relief. Should any provision of this Section 16 be determined by a court of law or equity to be unreasonable or unenforceable, the parties agree that to the extent it is valid and enforceable, they shall be bound by the same, the intention of the parties being that the parties be given the broadest protection allowed by law or equity with respect to such provision.

17.Survival. The provisions of Sections 3 through 22 shall survive the termination of this Agreement to the extent necessary to enforce the rights and obligations described therein.

18.Compliance with Code Section 409A. For purposes of applying the provisions of Code Section 409A to this Agreement, each separately identified amount to which the Employee is entitled under this Agreement shall be treated as a separate payment. In addition, to the extent permissible under Code Section 409A, any series of installment payments under this Agreement shall be treated as a right to a series of separate payments. Whenever a payment under this Agreement specifies a payment period with reference to a number of days, the actual date of payment within the specified period shall be within the sole discretion of the Company or the Partnership, as the case may be.

19.Withholding. The Company or the Partnership shall withhold from all payments to the Employee hereunder all amounts required to be withheld under applicable local, state or federal income and employment tax laws.

20.Clawbacks. All incentive-based compensation paid to the Employee hereunder will be subject to the policies of the Company and the Partnership regarding clawbacks of erroneously awarded incentive-based compensation triggered by an accounting restatement or misconduct, as required by law and/or approved by the Board in the case of the Company.

21.Dispute Resolution. Any dispute, controversy or claim between the Company or the Partnership and the Employee or other person arising out of or relating to this Agreement shall be settled by arbitration conducted in the City of Jacksonville, Florida, in accordance with the National Rules for the Resolution of Employment Disputes of the American Arbitration Association then in force and Florida law within thirty (30) days after written notice from one party to the other requesting that the matter be submitted to arbitration; provided that this Section 21 shall not apply to, and the Company and the Partnership shall be free to seek, injunctive or other equitable relief with respect to any actual or threatened violation by the Employee of his or her obligations under Section 16 hereof in any court of competent jurisdiction. The arbitration decision or award shall be binding and final upon the parties. The arbitration award shall be in writing and shall set forth the basis thereof. The parties hereto shall abide by all awards rendered in such arbitration proceedings, and all such awards may be enforced and executed upon in any court having jurisdiction over the party against whom enforcement of such award is sought. Each party shall be responsible for its own costs and expenses in any dispute or proceeding regarding the enforcement of this Agreement.

22.Miscellaneous. This Agreement shall be construed and enforced in accordance with the laws of the State of Florida (exclusive of conflict of law principles). In the event that any provision of this Agreement shall be invalid, illegal or unenforceable, the remainder shall not be affected thereby. This Agreement supersedes and terminates

any prior employment agreement, severance agreement, change of control agreement or non-competition agreement between the Company or the Partnership and the Employee. It is intended that the payments and benefits provided under this Agreement are in lieu of, and not in addition to, termination, severance or change of control payments and benefits provided under the other termination or severance plans, policies or agreements, if any, of the Company or the Partnership. This Agreement shall be binding upon and inure to the benefit of the Employee and the Employee’s heirs and personal representatives, the Company and the Partnership, and their successors, assigns and legal representatives. Headings herein are inserted for convenience and shall not affect the interpretation of any provision of the Agreement. References to sections of the Exchange Act or the Code, or rules or regulations related thereto, shall be deemed to refer to any successor provisions, as applicable. The Company and the Partnership will require any successors thereto (whether direct or indirect, by purchase, merger, consolidation, or otherwise) to expressly assume and agree to perform under this Agreement in the same manner and to the same extent that the Company and the Partnership would be required to perform if no such succession had taken place. This Agreement may not be terminated, amended, or modified except by a written agreement executed by the parties hereto or their respective successors and legal representatives.

23.Counterparts. This Agreement may be signed in counterparts, each of which shall be an original, with the same effect as if the signatures thereto and hereto were upon the same instrument.

(Signature pages to follow)

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first above written.

REGENCY CENTERS CORPORATION
By:	/s/ John C. Schweitzer.
	John C. Schweitzer
	Lead Director
REGENCY CENTERS, L.P.
By:	REGENCY CENTERS CORPORATION
	Its General Partner
By:	/s/ John C. Schweitzer.
	John C. Schweitzer
	Lead Director
EMPLOYEE
/s/ Martin E. Stein, Jr.
Martin E. Stein, Jr.

EX-31.1

Exhibit 31.1

Certification of Chief Executive Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act and Rule 13a-14(a)

or 15d-14(a) under the Securities Exchange Act of 1934

I, Martin E. Stein, Jr., certify that:

1. I have reviewed this Quarterly Report on Form 10-Q of Regency Centers Corporation (“registrant”);

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 10, 2017

/s/ Martin E. Stein, Jr.

Martin E. Stein, Jr.

Chief Executive Officer

EX-31.2

Exhibit 31.2

Certification of Chief Financial Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act and Rule 13a-14(a)

or 15d-14(a) under the Securities Exchange Act of 1934

I, Lisa Palmer, certify that:

1. I have reviewed this Quarterly Report on Form 10-Q of Regency Centers Corporation (“registrant”);

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 10, 2017

/s/ Lisa Palmer

Lisa Palmer

President and Chief Financial Officer

EX-31.3

Exhibit 31.3

Certification of Chief Executive Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act and Rule 13a-14(a)

or 15d-14(a) under the Securities Exchange Act of 1934

I, Martin E. Stein, Jr., certify that:

1. I have reviewed this Quarterly Report on Form 10-Q of Regency Centers, L.P. (“registrant”);

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 10, 2017

/s/ Martin E. Stein, Jr.

Martin E. Stein, Jr.

Chief Executive Officer of Regency Centers Corporation, general partner of registrant

EX-31.4

Exhibit 31.4

Certification of Chief Financial Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act and Rule 13a-14(a)

or 15d-14(a) under the Securities Exchange Act of 1934

I, Lisa Palmer, certify that:

1. I have reviewed this Quarterly Report on Form 10-Q of Regency Centers, L.P. (“registrant”);

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 10, 2017

/s/ Lisa Palmer

Lisa Palmer

President and Chief Financial Officer of Regency Centers Corporation, general partner of registrant

EX-32.1

Exhibit 32.1

Written Statement of the Chief Executive Officer

Pursuant to 18 U.S.C. §1350

Solely for the purposes of complying with 18 U.S.C. §1350, I, the undersigned Chief Executive Officer of Regency Centers Corporation, hereby certify, based on my knowledge, that the Quarterly Report on Form 10-Q of Regency Centers Corporation for the quarter ended March 31, 2017 (the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 and that information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Regency Centers Corporation.

Date: May 10, 2017

/s/ Martin E. Stein, Jr.

Martin E. Stein, Jr.

Chief Executive Officer

EX-32.2

Exhibit 32.2

Written Statement of the Chief Financial Officer

Pursuant to 18 U.S.C. §1350

Solely for the purposes of complying with 18 U.S.C. §1350, I, the undersigned Chief Financial Officer of Regency Centers Corporation, hereby certify, based on my knowledge, that the Quarterly Report on Form 10-Q of Regency Centers Corporation for the quarter ended March 31, 2017(the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 and that information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Regency Centers Corporation.

Date: May 10, 2017

/s/ Lisa Palmer

Lisa Palmer

President and Chief Financial Officer

EX-32.3

Exhibit 32.3

Written Statement of the Chief Executive Officer

Pursuant to 18 U.S.C. §1350

Solely for the purposes of complying with 18 U.S.C. §1350, I, the undersigned Chief Executive Officer of Regency Centers, L.P., hereby certify, based on my knowledge, that the Quarterly Report on Form 10-Q of Regency Centers, L.P. for the quarter ended March 31, 2017 (the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 and that information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Regency Centers, L.P.

Date: May 10, 2017

/s/ Martin E. Stein, Jr.

Martin E. Stein, Jr.

Chief Executive Officer of Regency Centers Corporation, general partner of registrant

EX-32.4

Exhibit 32.4

Written Statement of the Chief Financial Officer

Pursuant to 18 U.S.C. §1350

Solely for the purposes of complying with 18 U.S.C. §1350, I, the undersigned Chief Financial Officer of Regency Centers, L.P., hereby certify, based on my knowledge, that the Quarterly Report on Form 10-Q of Regency Centers, L.P. for the quarter ended March 31, 2017 (the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 and that information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Regency Centers, L.P.

Date: May 10, 2017

/s/ Lisa Palmer

Lisa Palmer

President and Chief Financial Officer of Regency Centers Corporation, general partner of registrant

XML

Document and Entity Information - shares	3 Months Ended
	Mar. 31, 2017	May 09, 2017
Entity Registrant Name	REGENCY CENTERS CORP
Entity Central Index Key	0000910606
Document Type	10-Q
Document Period End Date	Mar. 31, 2017
Amendment Flag	false
Document Fiscal Year Focus	2017
Document Fiscal Period Focus	Q1
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		170,077,581
Partnership Interest [Member]
Entity Registrant Name	REGENCY CENTERS LP
Entity Central Index Key	0001066247
Entity Filer Category	Accelerated Filer

XML

Consolidated Balance Sheets - USD ($) $ in Thousands	Mar. 31, 2017	Dec. 31, 2016
Real estate investments at cost:
Net real estate investments	$ 10,196,730
Cash and cash equivalents	36,855	$ 13,256
Tenant and other receivables, net of allowance for doubtful accounts and straight-line rent reserves of $9,577 and $9,021 at March 31, 2017 and December 31, 2016, respectively	0
Notes receivable	10,992	10,481
Other assets	939,242
Total assets	11,135,972
Liabilities:
Notes payable	2,749,202	1,363,925
Unsecured credit facilities	658,024	278,495
Total liabilities	4,371,469
Noncontrolling interests:
Stockholders' Equity Attributable to Noncontrolling Interest	33,154
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(6,764,503)	(2,624,502)
Total liabilities and equity	11,135,972
Parent Company [Member]
Real estate investments at cost:
Land	4,760,963	1,660,424
Buildings and improvements	5,908,653	3,092,197
Properties in development	292,480	180,878
Gross real estate investments at cost	10,962,096	4,933,499
Less: accumulated depreciation	1,166,657	1,124,391
Total Cost Net of Accumulated Depreciation	9,795,439	3,809,108
Properties held for sale	19,600	0
Investments in real estate partnerships	381,691	296,699
Net real estate investments	10,196,730	4,105,807
Cash and cash equivalents	36,855	13,256
Restricted cash	7,987	4,623
Tenant and other receivables, net of allowance for doubtful accounts and straight-line rent reserves of $9,577 and $9,021 at March 31, 2017 and December 31, 2016, respectively	119,843	111,722
Deferred Costs, Leasing, Net	68,299	69,000
Acquired lease intangible assets, less accumulated amortization of $69,324 and $56,695 at March 31, 2017 and December 31, 2016, respectively	606,707	118,831
Trading securities held in trust	29,025	28,588
Other assets	70,526	37,079
Total assets	11,135,972	4,488,906
Liabilities:
Notes payable	2,749,202	1,363,925
Unsecured credit facilities	658,024	278,495
Accounts payable and other liabilities	242,638	138,936
Acquired lease intangible liabilities, less accumulated amortization of $28,689 and $23,538 at March 31, 2017 and December 31, 2016, respectively	680,469	54,180
Tenants’ security, escrow deposits and prepaid rent	41,136	28,868
Total liabilities	4,371,469	1,864,404
Commitments and contingencies	0	0
Stockholders’ equity/Partners' capital:
Preferred stock, $0.01 par value per share, 30,000,000 shares authorized; 3,000,000 Series 7 shares issued and outstanding at March 31, 2017, and 13,000,000 Series 6 and 7 shares issued and outstanding at December 31, 2016, with liquidation preferences of $25 per share	75,000	325,000
Common stock, $0.01 par value per share, 220,000,000 and 150,000,000 shares authorized; 170,076,671 and 104,497,286 shares issued at March 31, 2017 and December 31, 2016, respectively	1,701	1,045
Treasury stock at cost, 349,660 and 347,903 shares held at March 31, 2017 and December 31, 2016, respectively	(17,473)	(17,062)
Additional paid in capital	7,768,794	3,294,923
Accumulated other comprehensive loss	(15,791)	(18,346)
Distributions in excess of net income	(1,080,882)	(994,259)
Total stockholders’ equity	6,731,349	2,591,301
Noncontrolling interests:
Exchangeable operating partnership units, aggregate redemption value of $10,235 and $10,630 at March 31, 2017 and December 31, 2016, respectively	(2,063)	(1,967)
Limited partners’ interests in consolidated partnerships	35,217	35,168
Stockholders' Equity Attributable to Noncontrolling Interest	33,154	33,201
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(6,764,503)	(2,624,502)
Total liabilities and equity	11,135,972	4,488,906
Partnership Interest [Member]
Real estate investments at cost:
Land	4,760,963	1,660,424
Buildings and improvements	5,908,653	3,092,197
Properties in development	292,480	180,878
Gross real estate investments at cost	10,962,096	4,933,499
Less: accumulated depreciation	1,166,657	1,124,391
Total Cost Net of Accumulated Depreciation	9,795,439	3,809,108
Properties held for sale	19,600	0
Investments in real estate partnerships	381,691	296,699
Net real estate investments	10,196,730	4,105,807
Cash and cash equivalents	36,855	13,256
Restricted cash	7,987	4,623
Tenant and other receivables, net of allowance for doubtful accounts and straight-line rent reserves of $9,577 and $9,021 at March 31, 2017 and December 31, 2016, respectively	119,843	111,722
Deferred Costs, Leasing, Net	68,299	69,000
Acquired lease intangible assets, less accumulated amortization of $69,324 and $56,695 at March 31, 2017 and December 31, 2016, respectively	606,707	118,831
Trading securities held in trust	29,025	28,588
Other assets	70,526	37,079
Total assets	11,135,972	4,488,906
Liabilities:
Notes payable	2,749,202	1,363,925
Unsecured credit facilities	658,024	278,495
Accounts payable and other liabilities	242,638	138,936
Acquired lease intangible liabilities, less accumulated amortization of $28,689 and $23,538 at March 31, 2017 and December 31, 2016, respectively	680,469	54,180
Tenants’ security, escrow deposits and prepaid rent	41,136	28,868
Total liabilities	4,371,469	1,864,404
Commitments and contingencies	0	0
Stockholders’ equity/Partners' capital:
Preferred units of general partner, $0.01 par value per unit, 3,000,000 and 13,000,000 units issued and outstanding at March 31, 2017 and December 31, 2016, liquidation preference of $25 per unit	75,000	325,000
General partner; 170,076,671 and 104,497,286 units outstanding at March 31, 2017 and December 31, 2016, respectively	6,672,140	2,284,647
Limited partners; 154,170 units outstanding at March 31, 2017 and December 31, 2016	(2,063)	(1,967)
Accumulated other comprehensive loss	(15,791)	(18,346)
Total partners’ capital	6,729,286	2,589,334
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	35,217	35,168
Total noncontrolling interests	35,217	35,168
Total equity	6,764,503	2,624,502
Total liabilities and equity	11,135,972	4,488,906
Preferred Stock [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(75,000)	(325,000)
Common Stock [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(1,701)	(1,045)
Treasury Stock [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	17,473	17,062
Additional Paid-in Capital [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(7,768,794)	(3,294,923)
AOCI Attributable to Parent [Member]
Stockholders’ equity/Partners' capital:
Accumulated other comprehensive loss	(15,792)	(18,346)
AOCI Attributable to Parent [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	15,791	18,346
Accumulated Distributions in Excess of Net Income [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	1,080,882	994,259
Total Stockholders' Equity [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(6,731,349)	(2,591,301)
Noncontrolling Interest Exchangeable Operating Partnership Units [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	2,063	1,967
Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	$ (35,217)	$ (35,168)

XML

Consolidated Balance Sheets (Parenthetical) - USD ($) $ in Thousands	Mar. 31, 2017	Dec. 31, 2016
Parent Company [Member]
Allowance for doubtful accounts receivable	$ 9,577	$ 6,725
Deferred costs accumulated amortization	85,971	83,529
Accumulated amortization of acquired lease intangible assets	69,324	56,695
Accumulated accretion of acquired lease intangible liabilities	$ 28,689	$ 23,538
Preferred stock, par value per share	$ 0.01	$ 0.01
Preferred stock, shares authorized	30,000,000	30,000,000
Preferred units of Series 6-7, units issued	3,000,000	13,000,000
Preferred units of Series 6-7, units outstanding	3,000,000	13,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
Common stock, par value per share	$ 0.01	$ 0.01
Common stock, shares authorized	220,000,000	150,000,000
Common stock, shares issued	170,076,671	104,497,286
Exchangeable operating partnership units aggregate redemption value	$ 10,235	$ 10,630
Treasury stock, shares held at cost	349,660	347,903
Partnership Interest [Member]
Allowance for doubtful accounts receivable	$ 9,577	$ 6,725
Deferred costs accumulated amortization	85,971	83,529
Accumulated amortization of acquired lease intangible assets	69,324	56,695
Accumulated accretion of acquired lease intangible liabilities	$ 28,689	$ 23,538
Preferred units of general partner par value per unit	$ 0.01	$ 0.01
Preferred units of Series 6-7, units issued	3,000,000	13,000,000
Preferred units of Series 6-7, units outstanding	3,000,000	13,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
General partner units, outstanding	170,076,671	104,497,286
Limited partner units, outstanding	154,170	154,170

XML

Consolidated Statements of Operations - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Document Fiscal Year Focus	2017
Revenues:
Total revenues	$ 196,131
Other expense (income):
Provision for impairment	0	$ 866
Nonoperating Income (Expense)	200,451
(Loss) income from operations before equity in income of investments in real estate partnerships	(4,320)
Equity in income of investments in real estate partnerships	(28,251)
(Loss) income from operations	(652)
Discontinued operations, net:
Net income attributable to shareholders	415	12,868
Net (loss) income	(20,715)	53,577
Noncontrolling interests:
Net Income (Loss) Available to Common Stockholders, Basic	(33,223)
Parent Company [Member]
Noncontrolling Interest in Net Income (Loss) Operating Partnerships, Redeemable	(19)	85
Revenues:
Minimum rent	141,240	107,674
Percentage rent	2,906	1,703
Recoveries from tenants and other income	45,279	33,487
Management Fees Revenue	6,706	6,764
Total revenues	196,131	149,628
Operating expenses:
Depreciation and amortization	60,053	38,716
Operating and maintenance	29,763	22,685
General and administrative	17,673	16,299
Real estate taxes	21,450	15,870
Other operating expenses (note 2)	71,512	2,306
Total operating expenses	200,451	95,876
Other expense (income):
Interest expense, net	27,199	24,142
Provision for impairment	0	1,666
Marketable Securities, Gain (Loss), Excluding Other than Temporary Impairments	1,097	(155)
Nonoperating Income (Expense)	26,102	25,963
(Loss) income from operations before equity in income of investments in real estate partnerships	(30,422)	27,789
Equity in income of investments in real estate partnerships	9,342	12,920
Income tax (benefit) of taxable REIT subsidiary	50	0
(Loss) income from operations	(21,130)	40,709
Discontinued operations, net:
Net income attributable to shareholders	415	12,868
Net (loss) income	(20,715)	53,577
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	(671)	(349)
Loss attributable to noncontrolling interests	(652)	(434)
Net (loss) income attributable to the Company	(21,367)	53,143
Preferred stock dividends and issuance costs	(11,856)	(5,266)
Net Income (Loss) Available to Common Stockholders, Basic	$ (33,223)	$ 47,877
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ (0.26)	$ 0.49
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ (0.26)	$ 0.49
Partnership Interest [Member]
Revenues:
Minimum rent	$ 141,240	$ 107,674
Percentage rent	2,906	1,703
Recoveries from tenants and other income	45,279	33,487
Management Fees Revenue	6,706	6,764
Total revenues	196,131	149,628
Operating expenses:
Depreciation and amortization	60,053	38,716
Operating and maintenance	29,763	22,685
General and administrative	17,673	16,299
Real estate taxes	21,450	15,870
Other operating expenses (note 2)	71,512	2,306
Total operating expenses	200,451	95,876
Other expense (income):
Interest expense, net	27,199	24,142
Provision for impairment	0	1,666
Marketable Securities, Gain (Loss), Excluding Other than Temporary Impairments	1,097	(155)
Nonoperating Income (Expense)	26,102	25,963
(Loss) income from operations before equity in income of investments in real estate partnerships	(30,422)	27,789
Equity in income of investments in real estate partnerships	9,342	12,920
Income tax (benefit) of taxable REIT subsidiary	50	0
(Loss) income from operations	(21,130)	40,709
Discontinued operations, net:
Net income attributable to shareholders	415	12,868
Net (loss) income	(20,715)	53,577
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	(671)	(349)
Loss attributable to noncontrolling interests	(671)	(349)
Net (loss) income attributable to the Company	(21,386)	53,228
Distributions Paid To Preferred Unit Holders	11,856	5,266
Net (loss) income attributable to common unit holders	$ (33,242)	$ 47,962
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ (0.26)	$ 0.49
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ (0.26)	$ 0.49

XML

Consolidated Statements of Operations (Parenthetical) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Parent Company [Member]
Trading Securities, Change in Unrealized Holding Gain (Loss)	$ 852	$ 230
Partnership Interest [Member]
Trading Securities, Change in Unrealized Holding Gain (Loss)	$ 852	$ 230

XML

Consolidated Statements of Comprehensive Income - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Document Fiscal Year Focus	2017
Net income	$ 20,715	$ (53,577)
Other comprehensive (loss) income:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(68)	(16,785)
Other comprehensive income (loss)	2,620	(14,368)
Parent Company [Member]
Net income	20,715	(53,577)
Other comprehensive (loss) income:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(68)	(16,785)
Reclassification adjustment of derivative instruments included in net income	2,654	2,453
Available-for-sale Securities, Gross Unrealized Gain	32	(36)
Other comprehensive income (loss)	2,618	(14,368)
Comprehensive (loss) income	(18,097)	39,209
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	(652)	(434)
Other comprehensive income (loss) attributable to noncontrolling interests	65	(168)
Comprehensive income attributable to noncontrolling interests	717	266
Comprehensive (loss) income attributable to the Company	(18,814)	38,943
Partnership Interest [Member]
Net income	20,715	(53,577)
Other comprehensive (loss) income:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(68)	(16,785)
Reclassification adjustment of derivative instruments included in net income	2,654	2,453
Available-for-sale Securities, Gross Unrealized Gain	32	(36)
Other comprehensive income (loss)	2,618	(14,368)
Comprehensive (loss) income	(18,097)	39,209
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	(671)	(349)
Other comprehensive income (loss) attributable to noncontrolling interests	63	(146)
Comprehensive income attributable to noncontrolling interests	734	203
Comprehensive (loss) income attributable to the Company	$ (18,831)	$ 39,006

XML

Consolidated Statement of Changes in Equity - USD ($) $ in Thousands	Total	Parent Company [Member]	Partnership Interest [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]	Accumulated Other Comprehensive Income (Loss) [Member] Parent Company [Member]	Distributions in Excess of Net Income [Member] Parent Company [Member]	Total Stockholders' Equity [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] Parent Company [Member]	Noncontrolling Interest [Member] Parent Company [Member]	Common Stock [Member] Parent Company [Member]	Common Stock [Member] Preferred Stock [Member] Parent Company [Member]	Common Stock [Member] Common Stock [Member] Parent Company [Member]	Common Stock [Member] Treasury Stock [Member] Parent Company [Member]	Common Stock [Member] Additional Paid-in Capital [Member] Parent Company [Member]	Common Stock [Member] Accumulated Other Comprehensive Income (Loss) [Member] Parent Company [Member]	Common Stock [Member] Distributions in Excess of Net Income [Member] Parent Company [Member]	Common Stock [Member] Total Stockholders' Equity [Member] Parent Company [Member]	Common Stock [Member] Noncontrolling Interest Exchangeable Operating Partnership Units [Member] Parent Company [Member]	Common Stock [Member] Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] Parent Company [Member]	Common Stock [Member] Noncontrolling Interest [Member] Parent Company [Member]	Noncontrolling Interest [Member]	Accumulated Other Comprehensive Income (Loss) [Member]	Limited Partner [Member]	General Partner [Member]
Beginning balance at Dec. 31, 2015	$ 2,082,620	$ 2,082,620		$ 325,000	$ 972	$ (19,658)	$ 2,742,508		$ (58,693)	$ (936,020)	$ 2,054,109	$ (1,975)	$ 30,486		$ 28,511												$ 30,486	$ (58,693)	$ (1,975)	$ 2,112,802
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income	53,577	53,577	$ 53,577	0	0	0	0		0		53,143	85	349		434												349	0	85	53,143
Net Income (Loss) Attributable to Parent		53,143	53,228
Current period other comprehensive income, net	(14,368)	(14,368)	(14,368)	0	0	0	0	$ (14,200)	(14,200)	0	(14,200)	(22)	(146)															(14,200)	(22)	0
Other comprehensive income (loss) attributable to noncontrolling interests		(168)	(146)																								(146)
Adjustments to Additional Paid in Capital, Share-based Compensation, Other Long-term Incentive Plans, Requisite Service Period Recognition		0		0	0	1,287	(1,287)		0	0	0	0	0		0
Restricted stock issued, net of amortization	3,402	3,402		0	2	0	3,400		0	0	3,402	0	0		0												0	0	0	3,402
Common stock redeemed for taxes withheld for stock based compensation, net																$ 7,950	$ 0	$ 0	$ 0	$ 7,950	$ 0	$ 0	$ 7,950	$ 0	$ 0	$ 0
Common stock issued under dividend reinvestment plan		292	292														0	0	0	292	0	0	292	0	0	0
Common stock issued, net of issuance costs		12,293		0	2	0	12,291		0	0	12,293	0	0		0
Contributions from partners	8,389	8,389		0	0	0	0		0	0	0	0	8,389		8,389												8,389	0	0	0
Distributions to partners	(50,616)	(1,737)		0	0	0	(350)		0	0	(350)	0	(1,387)		(1,387)												(1,387)	0	(77)	49,152
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	(4,635)																										0	0	0	(4,635)
Cash dividends declared: preferred stock/unit	5,266	5,266		0	0	0	0		0	5,266	5,266	0	0		0												0	0	0	5,266
Preferred stock		(5,266)
Cash dividends declared - common stock/unit		48,879		0	0	0	0		0	48,802	48,802	77	0		77
Ending Balance at Mar. 31, 2016	2,082,373	2,082,373		325,000	976	(18,371)	2,748,904		(72,893)	(936,945)	2,046,671	(1,989)	37,691		35,702												37,691	(72,893)	(1,989)	2,119,564
Beginning balance at Dec. 31, 2016	2,624,502	2,624,502		325,000	1,045	(17,062)	3,294,923		(18,346)	(994,259)	2,591,301	(1,967)	35,168		33,201												35,168	(18,346)	(1,967)	2,609,647
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income	(20,715)	(20,715)	(20,715)	0	0	0	0		0		(21,367)	(19)	671		652												671	0	(19)	(21,367)
Net Income (Loss) Attributable to Parent		(21,367)	(21,386)
Current period other comprehensive income, net	2,620	2,618	2,618	0	0	0	0	$ 2,554	2,555	0	2,555	2	63															2,555	2	0
Other comprehensive income (loss) attributable to noncontrolling interests		65	63																								63
Other Comprehensive Income, Net of Tax		2,620
Adjustments to Additional Paid in Capital, Share-based Compensation, Other Long-term Incentive Plans, Requisite Service Period Recognition		1		0	0	(411)	412		0	0	1	0	0		0
Restricted stock issued, net of amortization	3,733	3,733		0	2	0	3,731		0	0	3,733	0	0		0												0	0	0	3,733
Common stock redeemed for taxes withheld for stock based compensation, net																18,220	0	1	0	18,219	0	0	18,220	0	0	0
Common stock issued under dividend reinvestment plan		301	$ 301														0	0	0	301	0	0	301	0	0	0
Common stock issued, net of issuance costs																$ 4,479,686	$ 0	$ 655	$ 0	$ 4,479,031	$ 0	$ 0	$ 4,479,686	$ 0	$ 0	$ 0
Contributions from partners	153	153		0	0	0	0		0	0	0	0	153		153												153	0	0	0
Distributions to partners	(54,317)	(838)		0	0	0	0		0	0	0	0	(838)		(838)												(838)	0	(79)	(53,400)
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	(4,461,767)																										0	0	0	(4,461,767)
Cash dividends declared: preferred stock/unit	3,241	3,241		0	0	0	0		0		3,241	0	0		0												0	0	0	3,241
Redemption of preferred stock		250,000		250,000	0	0	(8,615)		0	8,615	250,000	0	0	$ 0
Preferred stock		(11,856)								(3,241)
Cash dividends declared - common stock/unit		53,479		0	0	0	0		0	53,400	53,400	79	0		79
Ending Balance at Mar. 31, 2017	$ 6,764,503	$ 6,764,503		$ 75,000	$ 1,701	$ (17,473)	$ 7,768,794		$ (15,791)	$ (1,080,882)	$ 6,731,349	$ (2,063)	$ 35,217		$ 33,154												$ 35,217	$ (15,791)	$ (2,063)	$ 6,747,139

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Consolidated Statement of Changes in Equity (Parenthetical) - $ / shares	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Common stock/unit per share	$ 0.51	$ 0.5

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Consolidated Statement of Changes in Partner Capital Statement - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016	Dec. 31, 2016	Dec. 31, 2015
Dividends, Preferred Stock, Cash	$ 3,241	$ 5,266
Shareholders' Equity	6,764,503	2,082,373	$ 2,624,502	$ 2,082,620
Net income	(20,715)	53,577
Other comprehensive income (loss)	2,620	(14,368)
Partners' Capital Account, Contributions	153	8,389
Partners' Capital Account, Distributions	54,317	50,616
Common unit issued as a result of common stock issued by Parent Company, net of purchases	4,461,767	4,635
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures	3,733	3,402
Stockholders Equity including noncontrolling interest	6,764,502
Noncontrolling Interest [Member]
Dividends, Preferred Stock, Cash	0	0
Shareholders' Equity	35,217	37,691	35,168	30,486
Net income	671	349
Other Comprehensive Income (Loss), Net of Tax, Portion Attributable to Noncontrolling Interest	63	(146)
Partners' Capital Account, Contributions	153	8,389
Partners' Capital Account, Distributions	838	1,387
Common unit issued as a result of common stock issued by Parent Company, net of purchases	0	0
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures	0	0
Partners Capital Total [Member]
Dividends, Preferred Stock, Cash	3,241	5,266
Shareholders' Equity	6,729,285	2,044,682	2,589,334	2,052,134
Net income	(21,386)	53,228
Other comprehensive income (loss)	2,557	(14,222)
Partners' Capital Account, Contributions	0	0
Partners' Capital Account, Distributions	53,479	49,229
Common unit issued as a result of common stock issued by Parent Company, net of purchases	4,461,767	4,635
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures	3,733	3,402
AOCI Attributable to Parent [Member]
Dividends, Preferred Stock, Cash	0	0
Shareholders' Equity	(15,791)	(72,893)	(18,346)	(58,693)
Net income	0	0
Other comprehensive income (loss)	2,555	(14,200)
Partners' Capital Account, Contributions	0	0
Partners' Capital Account, Distributions	0	0
Common unit issued as a result of common stock issued by Parent Company, net of purchases	0	0
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures	0	0
Limited Partner [Member]
Dividends, Preferred Stock, Cash	0	0
Shareholders' Equity	(2,063)	(1,989)	(1,967)	(1,975)
Net income	(19)	85
Other comprehensive income (loss)	2	(22)
Partners' Capital Account, Contributions	0	0
Partners' Capital Account, Distributions	79	77
Common unit issued as a result of common stock issued by Parent Company, net of purchases	0	0
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures	0	0
General Partner [Member]
Dividends, Preferred Stock, Cash	3,241	5,266
Shareholders' Equity	6,747,139	2,119,564	$ 2,609,647	$ 2,112,802
Net income	(21,367)	53,143
Other comprehensive income (loss)	0	0
Partners' Capital Account, Contributions	0	0
Partners' Capital Account, Distributions	53,400	(49,152)
Common unit issued as a result of common stock issued by Parent Company, net of purchases	4,461,767	4,635
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures	3,733	3,402
Partnership Interest [Member]
Net income	(20,715)	53,577
Other comprehensive income (loss)	2,618	(14,368)
Other Comprehensive Income (Loss), Net of Tax, Portion Attributable to Noncontrolling Interest	63	(146)
Deferred Compensation Plan	0
Partnership Interest [Member] | General Partner [Member]
Deferred Compensation Plan	0
Partnership Interest [Member] | Preferred Stock [Member]
Preferred Stock Redemption Premium		(250,000)
Partnership Interest [Member] | Preferred Stock [Member] | General Partner [Member]
Preferred Stock Redemption Premium	(250,000)
Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] | Partnership Interest [Member]
Deferred Compensation Plan	0
Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] | Partnership Interest [Member] | Preferred Stock [Member]
Preferred Stock Redemption Premium	0
Partners Capital Total [Member] | Partnership Interest [Member]
Deferred Compensation Plan	0
Partners Capital Total [Member] | Partnership Interest [Member] | Preferred Stock [Member]
Preferred Stock Redemption Premium		(250,000)
Limited Partners [Member] | Partnership Interest [Member]
Deferred Compensation Plan	0
Limited Partners [Member] | Partnership Interest [Member] | Preferred Stock [Member]
Preferred Stock Redemption Premium	0
AOCI Attributable to Parent [Member]
Other comprehensive income (loss)	2,554	$ (14,200)
AOCI Attributable to Parent [Member] | Partnership Interest [Member]
Deferred Compensation Plan	0
AOCI Attributable to Parent [Member] | Partnership Interest [Member] | Preferred Stock [Member]
Preferred Stock Redemption Premium	$ 0

XML

Consolidated Statements of Cash Flows - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Proceeds from Issuance of Unsecured Debt	$ 646,424
Cash flows from operating activities:
Net income	20,715	$ (53,577)
Adjustments to reconcile net income to net cash provided by operating activities:
Equity in income of investments in real estate partnerships	28,251
Provision for impairment	0	(866)
Changes in assets and liabilities:
Net cash provided by operating activities	32,723
Cash flows from investing activities:
Acquisition of operating real estate	(648,957)
Real estate development and capital improvements	(66,504)
Proceeds from sale of real estate investments	1,749	34,321
Payments for (Proceeds from) Loans Receivable	510
Investments in real estate partnerships	(1,688)
Proceeds from Equity Method Investment, Dividends or Distributions, Return of Capital	25,428
Dividends on investment securities	55
Acquisition of securities	(3,334)
Proceeds from sale of securities	3,815
Net cash used in investing activities	(689,946)
Cash flows from financing activities:
Proceeds from sale of treasury stock	76
Distributions to limited partners in consolidated partnerships, net	(786)
Distributions to exchangeable operating partnership unit holders	(79)
Dividends paid to common stockholders	(53,289)
Dividends paid to preferred stockholders	(3,241)
Proceeds from unsecured credit facilities	740,000
Repayment of unsecured credit facilities	(360,000)
Proceeds from notes payable	1,577
Repayments of Notes Payable	(11,422)
Scheduled principal payments	(1,367)
Payment of loan costs	(8,796)
Net cash provided by (used in) financing activities	680,822
Payments for Repurchase of Common Stock	(18,275)
Payments for Repurchase of Preferred Units	250,000
Cash and cash equivalents at beginning of the period	13,256
Cash and cash equivalents at end of the period	36,855
Net increase (decrease) in cash and cash equivalents	23,599
Parent Company [Member]
Proceeds from Issuance of Unsecured Debt	646,424	0
Cash flows from operating activities:
Net income	20,715	(53,577)
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	60,053	38,716
Amortization of deferred loan cost and debt premium	2,459	2,353
(Accretion) and amortization of above and below market lease intangibles, net	(3,484)	(351)
Share-based Compensation	12,131	2,621
Stock-based compensation, net of capitalization	778	814
Equity in income of investments in real estate partnerships	(9,342)	(12,920)
Gain on sale of real estate, net of tax	(415)	(12,868)
Provision for impairment	0	(1,666)
(Payments for) Proceeds from Settlement of Derivative Instrument	(87)	0
Distribution of earnings from operations of investments in real estate partnerships	(12,784)	(13,840)
Deferred compensation expense	1,062	(148)
Realized and unrealized (gain) loss on investments	(1,064)	155
Increase (Decrease) in Restricted Cash for Operating Activities	(67)	109
Changes in assets and liabilities:
Accounts receivable, net	8,974	4,371
Straight-line rent receivables, net	(3,439)	(1,848)
Deferred leasing costs	(1,355)	(2,903)
Other assets	(2,657)	(746)
Accounts payable and other liabilities	(24,370)	(7,286)
Tenants’ security, escrow deposits and prepaid rent	2,121	(1,301)
Net cash provided by operating activities	32,723	76,819
Cash flows from investing activities:
Acquisition of operating real estate	0	(16,483)
Payments for Merger Related Costs	(648,957)	0
Real estate development and capital improvements	(66,504)	(38,289)
Proceeds from sale of real estate investments	1,749	32,261
Payments for (Proceeds from) Loans Receivable	510	0
Investments in real estate partnerships	(1,688)	(2,438)
Proceeds from Equity Method Investment, Dividends or Distributions, Return of Capital	25,428	18,296
Dividends on investment securities	55	59
Acquisition of securities	(3,334)	(41,946)
Proceeds from sale of securities	3,815	41,207
Net cash used in investing activities	(689,946)	(7,333)
Cash flows from financing activities:
Net proceeds from common stock issuance	0	12,293
Proceeds from sale of treasury stock	76	904
Distributions to limited partners in consolidated partnerships, net	(786)	(1,707)
Distributions to exchangeable operating partnership unit holders	(79)	(77)
Dividends paid to common stockholders	(53,289)	(48,510)
Dividends paid to preferred stockholders	(3,241)	(5,266)
Proceeds from unsecured credit facilities	740,000	10,000
Repayment of unsecured credit facilities	(360,000)	(10,000)
Proceeds from notes payable	1,577	0
Repayments of Notes Payable	(11,422)	(27,281)
Scheduled principal payments	(1,367)	(1,572)
Payment of loan costs	(8,796)	(5)
Net cash provided by (used in) financing activities	680,822	(79,205)
Payments Related to Tax Withholding for Share-based Compensation	(18,275)	(7,984)
Payments for Repurchase of Preferred Units	250,000	0
Cash and cash equivalents at beginning of the period	13,256	36,856
Cash and cash equivalents at end of the period	36,855	27,137
Net increase (decrease) in cash and cash equivalents	23,599	(9,719)
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $1,061 and $973 in 2017 and 2016, respectively)	7,687	7,611
Supplemental disclosure of non-cash transactions:
Common stock issued under dividend reinvestment plan	301	292
Contributions from limited partners in consolidated partnerships, net	100	8,362
Common stock issued for dividend reinvestment in trust	177	190
Contribution of stock awards into trust	929	958
Distribution of stock held in trust	4,114	1,807
Unrealized Gain (Loss) on Securities	32	(36)
Deconsolidation of previously consolidated partnership [Abstract]
Deconsolidation of consolidated partnership, Real estate, net	5,985,895	0
Deconsolidation of consolidated partnership, Return of capital	103,566	0
Deconsolidation of consolidated partnership, Mortgage Notes Payable	(757,399)	0
Deconsolidation of consolidated partnership, Other assets and liabilities	(80,693)	0
Deconsolidation of consolidated partnership, Noncontrolling Interest	(4,471,808)	0
Partnership Interest [Member]
Proceeds from Issuance of Unsecured Debt	646,424	0
Cash flows from operating activities:
Net income	20,715	(53,577)
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	60,053	38,716
Amortization of deferred loan cost and debt premium	2,459	2,353
(Accretion) and amortization of above and below market lease intangibles, net	(3,484)	(351)
Share-based Compensation	12,131	2,621
Stock-based compensation, net of capitalization	778	814
Equity in income of investments in real estate partnerships	(9,342)	(12,920)
Gain on sale of real estate, net of tax	(415)	(12,868)
Provision for impairment	0	(1,666)
(Payments for) Proceeds from Settlement of Derivative Instrument	(87)	0
Distribution of earnings from operations of investments in real estate partnerships	(12,784)	(13,840)
Deferred compensation expense	1,062	(148)
Realized and unrealized (gain) loss on investments	(1,064)	155
Increase (Decrease) in Restricted Cash for Operating Activities	(67)	109
Changes in assets and liabilities:
Accounts receivable, net	8,974	4,371
Straight-line rent receivables, net	(3,439)	(1,848)
Deferred leasing costs	(1,355)	(2,903)
Other assets	(2,657)	(746)
Accounts payable and other liabilities	(24,370)	(7,286)
Tenants’ security, escrow deposits and prepaid rent	2,121	(1,301)
Net cash provided by operating activities	32,723	76,819
Cash flows from investing activities:
Acquisition of operating real estate	0	(16,483)
Payments for Merger Related Costs	(648,957)	0
Real estate development and capital improvements	(66,504)	(38,289)
Proceeds from sale of real estate investments	1,749	32,261
Payments for (Proceeds from) Loans Receivable	510	0
Investments in real estate partnerships	(1,688)	(2,438)
Proceeds from Equity Method Investment, Dividends or Distributions, Return of Capital	25,428	18,296
Dividends on investment securities	55	59
Acquisition of securities	(3,334)	(41,946)
Proceeds from sale of securities	3,815	41,207
Net cash used in investing activities	(689,946)	(7,333)
Cash flows from financing activities:
Net proceeds from common units issued as a result of common stock issued by Parent Company	0	12,293
Proceeds from sale of treasury stock	76	904
Distributions to limited partners in consolidated partnerships, net	(786)	(1,707)
Dividends paid to common stockholders	(53,368)	(48,587)
Dividends paid to preferred stockholders	(3,241)	(5,266)
Proceeds from unsecured credit facilities	740,000	10,000
Repayment of unsecured credit facilities	(360,000)	(10,000)
Proceeds from notes payable	1,577	0
Repayments of Notes Payable	(11,422)	(27,281)
Scheduled principal payments	(1,367)	(1,572)
Payment of loan costs	(8,796)	(5)
Net cash provided by (used in) financing activities	680,822	(79,205)
Payments for Repurchase of Common Stock	(18,275)	(7,984)
Payments for Repurchase of Preferred Units	250,000	0
Cash and cash equivalents at beginning of the period	13,256	36,856
Cash and cash equivalents at end of the period	36,855	27,137
Net increase (decrease) in cash and cash equivalents	23,599	(9,719)
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $1,061 and $973 in 2017 and 2016, respectively)	7,687	7,611
Supplemental disclosure of non-cash transactions:
Common stock issued under dividend reinvestment plan	301	292
Contributions from limited partners in consolidated partnerships, net	100	8,362
Common stock issued for dividend reinvestment in trust	177	190
Contribution of stock awards into trust	929	958
Distribution of stock held in trust	4,114	1,807
Unrealized Gain (Loss) on Securities	32	(36)
Deconsolidation of previously consolidated partnership [Abstract]
Deconsolidation of consolidated partnership, Real estate, net	5,985,895	0
Deconsolidation of consolidated partnership, Return of capital	103,566	0
Deconsolidation of consolidated partnership, Mortgage Notes Payable	(757,399)	0
Deconsolidation of consolidated partnership, Other assets and liabilities	(80,693)	0
Deconsolidation of consolidated partnership, Noncontrolling Interest	$ (4,471,808)	$ 0

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Consolidated Statements of Cash Flows (Parenthetical) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Parent Company [Member]
Capitalized interest	$ 1,061	$ 973
Partnership Interest [Member]
Capitalized interest	$ 1,061	$ 973

XML

Organization and Principles of Consolidation

3 Months Ended

Mar. 31, 2017

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization and Principles of Consolidation

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 general partner of Regency Centers, L.P. (the “Operating Partnership”). The Parent Company engages in the ownership, management, leasing, acquisition, and development of retail shopping centers through the Operating Partnership. The Parent Company has no other assets other than through its investment in the Operating Partnership, and its only liabilities are the unsecured notes assumed from the Equity One merger, which are co-issued and guaranteed by the Operating Partnership. The Parent Company guarantees all of the unsecured debt of the Operating Partnership.

On March 1, 2017, Regency completed its merger with Equity One, Inc., whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock owned immediately prior to the effective time of the Merger, resulting in the issuance of approximately 65.5 million shares of common stock to effect the merger.

As of March 31, 2017, the Parent Company, the Operating Partnership, and their controlled subsidiaries on a consolidated basis (the "Company” or “Regency”) owned 313 retail shopping centers and held partial interests in an additional 116 retail shopping centers through unconsolidated investments in real estate partnerships (also referred to as "joint ventures" or "investment partnerships").

The consolidated financial statements reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results for the interim periods presented. These adjustments are considered to be of a normal recurring nature.

Consolidation

The Company consolidates properties that are wholly owned or properties where it owns less than 100%, but which it controls. Control is determined using an evaluation based on accounting standards related to the consolidation of voting interest entities and variable interest entities ("VIEs"). For joint ventures that are determined to be a VIE, the Company consolidates the entity where it is deemed to be the primary beneficiary. Determination of the primary beneficiary is based on whether an entity has (1) the power to direct the activities of the VIE that most significantly impact the entity's economic performance, and (2) the obligation to absorb losses of the entity that could potentially be significant to the VIE or the right to receive benefits from the entity that could potentially be significant to the VIE. The Company's determination of the primary beneficiary considers all relationships between it and the VIE, including management agreements and other contractual arrangements.

Ownership of the Operating Partnership

The Operating Partnership’s capital includes general and limited common Partnership Units. As of March 31, 2017, the Parent Company owned approximately 99.9% of the outstanding common Partnership Units of the Operating Partnership with the remaining limited Partnership Units held by third parties (“Exchangeable operating partnership units” or “EOP units”). The Parent Company serves as general partner of the Operating Partnership. The EOP unit holders have limited rights over the Operating Partnership such that they do not have the power to direct the activities of the Operating Partnership. As such, the Operating Partnership is considered a variable interest entity, and the Parent Company, which consolidates it, is the primary beneficiary. The Parent Company’s only investment is the Operating Partnership. Net income and distributions of the Operating Partnership are allocable to the general and limited common Partnership Units in accordance with their ownership percentages.

Segment Reporting 

The Company's business is investing in retail shopping centers through direct ownership or through joint ventures. The Company actively manages its portfolio of retail shopping centers and may from time to time make decisions to sell lower performing properties or developments not meeting its long-term investment objectives. The proceeds from sales are reinvested into higher quality retail shopping centers, through acquisitions or new developments, which management believes will generate sustainable revenue growth and attractive returns. It is management's intent that all retail shopping centers will be owned or developed for investment purposes. The Company's revenues and net income are generated from the operation of its investment portfolio. The Company also earns fees for services provided to manage and lease retail shopping centers owned through joint ventures. 

The Company's portfolio is located throughout the United States. Management does not distinguish or group its operations on a geographical basis for purposes of allocating resources or capital. The Company reviews operating and financial data for each property on an individual basis; therefore, the Company defines an operating segment as its individual properties. The individual properties have been aggregated into one reportable segment based upon their similarities with regard to both the nature and economics of the centers, tenants and operational processes, as well as long-term average financial performance.

Real Estate Partnerships

Regency has an ownership interest in 127 properties through partnerships, of which 11 are consolidated. Our partners in these ventures include institutional investors, other real estate developers and/or operators, and individual parties who help Regency source transactions for development and investment (the "Partners" or "limited partners"). Regency has a variable interest in these entities through its equity interests. As managing member, Regency maintains the books and records and typically provides leasing and property management to the partnerships. The partners’ level of involvement varies from protective decisions (debt, bankruptcy, selling primary asset(s) of business) to involvement in approving leases, operating budgets, and capital budgets.

• Those partnerships for which the partners only have protective rights are considered VIEs under ASC 810, Consolidation. Regency is the primary beneficiary of these VIEs as Regency has power over these partnerships and they operate primarily for the benefit of Regency. As such, Regency consolidates these entities and reports the limited partners’ interest as noncontrolling interests.

The majority of the operations of the VIEs are funded with cash flows generated by the properties, or in the case of developments, with capital contributions or third party construction loans. Regency does not provide financial support to the VIEs beyond the terms stipulated in the partnership operating agreements.

• Those partnerships for which the partners are involved in the day to day decisions and do not have any other aspects that would cause them to be considered VIEs, are evaluated for consolidation using the voting interest model.

◦ Those partnerships in which Regency has a controlling financial interest are consolidated and the limited partners’ ownership interest and share of net income is recorded as noncontrolling interest.

◦ Those partnerships in which Regency does not have a controlling financial interest are accounted for using the equity method, and its ownership interest is recognized through single-line presentation as Investments in real estate partnerships in the Consolidated Balance Sheet, and Equity in income of investments in real estate partnerships in the Consolidated Statements of Operations. Cash distributions of earnings from operations of investments in real estate partnerships are presented in cash flows provided by operating activities in the accompanying Consolidated Statements of Cash Flows. Cash distributions from the sale of a property or loan proceeds received from the placement of debt on a property included in investments in real estate partnerships are presented in cash flows provided by investing activities in the accompanying Consolidated Statements of Cash Flows. The net difference in the carrying amount of investments in real estate partnerships and the underlying equity in net assets is either (1) accreted to income and recorded in Equity in income of investments in real estate partnerships in the accompanying Consolidated Statements of Operations over the expected useful lives of the properties and other intangible assets, which range in lives from 10 to 40 years, or (2) recognized upon sale of the underlying asset(s) or settlement of underlying liabilities, or (3) recognized at liquidation if the joint venture agreement includes a unilateral right to elect to dissolve the real estate partnership and, upon such an election, receive a distribution in-kind.

The assets of these partnerships are restricted to the use of the partnerships and cannot be used by general creditors of the Company. And similarly, the obligations of these partnerships can only be settled by the assets of these partnerships.

The major classes of assets, liabilities, and non-controlling equity interests held by the Company's VIEs, exclusive of the Operating Partnership as a whole, are as follows:

(in thousands)	March 31, 2017		December 31, 2016
Assets
Real estate assets, net	$	89,682	86,440
Cash and cash equivalents	3,516		3,444
Liabilities
Notes payable	9,757		8,175
Equity
Limited partners’ interests in consolidated partnerships	17,709		17,565

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Real Estate Investments

3 Months Ended

Mar. 31, 2017

Business Combinations [Abstract]

Real Estate Investments

Real Estate Investments

Acquisitions

The following table details the shopping centers acquired or land acquired or leased for development:

(in thousands)		Three months ended March 31, 2017
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
3/6/17	The Field at Commonwealth	Chantilly, VA	Development	100%	$9,500	—	—	—
3/8/17	Pinecrest Place (1)	Miami, FL	Development	100%	—	—	—	—
					$9,500	—	—	—
(1)  The Company leased 10.67 acres for a ground up development.
(in thousands)		Three months ended March 31, 2016
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
2/22/16	Garden City Park	Garden City Park, NY	Operating	100%	$17,300	—	10,171	2,940
3/4/16	The Market at Springwoods Village (1)	Houston, TX	Development	53%	$17,994	—	—	—
Total property acquisitions					$35,294	—	10,171	2,940
(1)  Regency acquired a 53% controlling interest in the Market at Springwoods Village partnership to develop a shopping center on land contributed by the partner. As a result of consolidation, the Company recorded the partner's non-controlling interest of $8.4 million in Limited partners' interests in consolidated partnerships in the accompanying Consolidated Balance Sheets.

Equity One Merger

General

On March 1, 2017, Regency completed its merger with Equity One, Inc., an NYSE shopping center company, whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock owned immediately prior to the effective time of the Merger resulting in approximately 65.5 million shares being issued to effect the merger. The following table provides the components that make up the total purchase price for the Equity One merger:

(in thousands, except stock price)	Purchase Price
Shares of common stock issued for merger	65,495
Closing stock price on March 1, 2017	$	68.40
Value of common stock issued for merger	$	4,471,808
Debt repaid	716,278
Other cash payments	5,019
Total purchase price	$	5,193,105

As part of the Merger, Regency acquired 121 properties, including 8 properties held through co-investment partnerships. The consolidated net assets and results of operations of Equity One are included in the consolidated financial statements from the closing date, March 1, 2017, going forward and resulted in the following impact to Revenues and Net income attributable to common stockholders for the three months ended March 31, 2017:

		March 31, 2017
(in thousands)		Three months ended
Increase in total revenues	$	34,936
Increase (decrease) in net income attributable to common stockholders (1)		(22,296	)

⁽¹⁾ Includes $69.8 million of transaction costs during the three months ended March 31, 2017, which are recorded in Other operating expenses in the accompanying Consolidated Statements of Operations.

Provisional Purchase Price Allocation of Merger

The Merger has been accounted for using the acquisition method of accounting in accordance with ASC 805, Business Combinations, which requires, among other things, that the assets acquired and liabilities assumed be recognized at their acquisition date fair values. The following table summarizes the provisional purchase price allocation based on the Company's initial valuation, including estimates and assumptions of the acquisition date fair value of the tangible and intangible assets acquired and liabilities assumed:

(in thousands)	Preliminary Purchase Price Allocation
Land	$	3,093,797
Building and improvements	2,802,319
Properties in development	70,179
Properties held for sale	19,600
Investments in unconsolidated real estate partnerships	103,566
Real estate assets	6,089,461
Cash, accounts receivable and other assets	112,211
Intangible assets	500,645
Total assets acquired	6,702,317
Notes payable	757,399
Accounts payable, accrued expenses, and other liabilities	120,370
Lease intangible liabilities	631,443
Total liabilities assumed	1,509,212
Total purchase price	$	5,193,105

The acquired assets and assumed liabilities for an acquired operating property generally include, but are not limited to: land, buildings and improvements, identified tangible and intangible assets and liabilities associated with in-place leases, including tenant improvements, leasing costs, value of above-market and below-market leases, and value of acquired in-place leases. This methodology includes estimating an “as-if vacant” fair value of the physical property, which includes land, building, and improvements and also determines the estimated fair value of identifiable intangible assets and liabilities, considering the following categories: (i) value of in-place leases, and (ii) above and below-market value of in-place leases.

The provisional fair market value of the acquired operating properties is based on a valuation prepared by Regency with assistance of a third party valuation specialist. The third party uses stabilized NOI and market specific capitalization and discount rates as the primary inputs in determining the fair value of the real estate assets. Management reviews the inputs used by the third party specialist as well as the allocation of the purchase price to ensure reasonableness and that the procedures are performed in accordance with management's policy. Management and the third party valuation specialist have prepared their provisional fair value estimates for each of the operating properties acquired, but are still in process of reviewing all of the underlying inputs and assumptions; therefore, the purchase price and its allocation are not yet complete as of the date of this filing. Once the purchase price and allocation are complete, an adjustment to the purchase price or allocation may occur. Additionally, any excess purchase price may result in the recognition of goodwill, the amount of which may be significant.

The allocation of the purchase price is based on management’s assessment, which may change in the future as more information becomes available. Subsequent adjustments made to the purchase price allocation upon completion of the Company's fair value assessment process will not exceed one year. The allocation of the purchase price described above requires a significant amount of judgment and represents management's best estimate of the fair value as of the acquisition date.

The following table details the provisional weighted average amortization and net accretion periods, in years, of the major classes of intangible assets and intangible liabilities arising from the Equity One merger:

(in years)	Weighted Average Amortization Period
Assets:
In-place leases	10.6
Above-market leases	9.5
Below-market ground leases	44.9
Liabilities:
Acquired lease intangible liabilities	22.3

Pro forma Information

The following unaudited pro forma financial data includes the incremental revenues, operating expenses, depreciation and amortization, and costs of the Equity One acquisition as if it had occurred on January 1, 2016:

		Pro forma (Unaudited)
		Three months ended March 31,
(in thousands, except per share data)		2017	2016
Total revenues		265,174	250,042
Income (loss) from operations	(1)	67,397	(51,437	)
Net income (loss) attributable to common stockholders	(1)	54,809	(57,012	)
Income (loss) per common share - basic		0.32	(0.35	)
Income (loss) per common share - diluted		0.32	(0.35	)

⁽¹⁾ The pro forma earnings for the three months ended March 31, 2017 were adjusted to exclude $69.8 million of merger costs, while 2016 pro forma earnings were adjusted to include all merger costs during the first quarter of 2016.

The pro forma financial data is not necessarily indicative of what the actual results of operations would have been assuming the transaction had been completed as set forth above, nor does it purport to represent the results of operations for future periods.

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Property Dispositions

3 Months Ended

Mar. 31, 2017

Discontinued Operations and Disposal Groups [Abstract]

Property Dispositions

Property Dispositions

Dispositions

The following table provides a summary of shopping centers and land parcels disposed of:

	Three months ended March 31,
(in thousands)	2017			2016
Net proceeds from sale of real estate investments	$	1,749		$	34,321		(1)
Gain on sale of real estate, net of tax	$	415		$	12,868
Provision for impairment of real estate sold	$	—		$	(866	)
Number of operating properties sold	—			3
Number of land parcels sold	2			5
Percent interest sold	100		%	100		%

⁽¹⁾ Includes cash deposits received in the previous year.

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Notes Payable and Unsecured Credit Facilities

3 Months Ended

Mar. 31, 2017

Debt Disclosure [Abstract]

Notes Payable and Unsecured Credit Facilities

Notes Payable and Unsecured Credit Facilities

The Company’s outstanding debt consisted of the following:

(in thousands)	Weighted Average Contractual Rate	Weighted Average Effective Rate	March 31, 2017			December 31, 2016
Notes payable:
Fixed rate mortgage loans	5.6%	5.7%	$	607,173		384,786
Variable rate mortgage loans	2.1%	2.3%	116,324		(1)	86,969
Fixed rate unsecured public debt	4.1%	4.6%	2,025,705			892,170
Total notes payable			2,749,202			1,363,925
Unsecured credit facilities:
Line of Credit (the "Line") (2)	1.8%	1.9%	95,000			15,000
Term loans	2.4%	2.4%	563,024			263,495
Total unsecured credit facilities			658,024			278,495
Total debt outstanding			$	3,407,226		1,642,420

⁽¹⁾ Includes five mortgages, whose interest rates vary on LIBOR based formulas. Three of these variable rate loans have interest rate swaps in place to fix the interest rates at a range of 2.8% to 3.7%.

⁽²⁾ Weighted average effective and contractual rate for the Line is calculated based on a fully drawn Line balance.

During January 2017, the Company issued $300.0 million of 4.4% senior unsecured public notes due February 1, 2047, which priced at 99.110%. The Company used the net proceeds to redeem all of the outstanding shares of its $250 million6.625% Series 6 preferred stock on February 16, 2017 and to pay down the balance of the Company's Line.

In connection with the merger with Equity One on March 1, 2017, the Company completed the following debt transactions:

• During January 2017, issued $350.0 million of senior unsecured public notes with an interest rate of 3.6% maturing in 2027, which priced at 99.741%. The Company used the net proceeds to repay a $250 million Equity One term loan that became due as a result of the merger and to pay merger related transaction costs.

• During March 2017, increased the size of its Line commitment to $1.0 billion with an accordion feature permitting the Company to request an additional increase in the facility of up to $500 million.

• Completed a $300 million unsecured term loan that matures on December 2, 2020 with the option to prepay at par anytime prior to maturity without penalty. The interest rate on the term loan is equal to LIBOR plus a ratings based margin; however, the Company entered into interest rate swaps to fix the interest rate on the the entire $300 million with a weighted average interest rate of 1.824% (see note 5). The proceeds of the term loan were used to repay a $300 million Equity One term loan that came due as a result of the merger.

• Assumed $300 million of senior unsecured public notes with an interest rate of 3.75% maturing in 2022.

• Assumed $200 million of the senior unsecured private placement notes issued in two$100 million tranches with interest rates of 3.81% and 3.91%, respectively, maturing in 2026.

• Assumed $226.3 million of fixed rate mortgage loans with interest rates ranging from 3.76% to 7.94%, and assumed a $27.8 million variable rate mortgage loan whose interest rate varies with LIBOR.

The public and private unsecured notes assumed from Equity One have covenants that are similar to the Company's existing debt covenants described in Regency's latest Form 10-K.

As of March 31, 2017, scheduled principal payments and maturities on notes payable and unsecured credit facilities were as follows:

(in thousands)	March 31, 2017
Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities (1)		Total
2017	$	8,824	75,511	—		84,335
2018	11,481		139,976	—		151,457
2019	11,251		124,402	95,000		230,653
2020	10,107		84,411	450,000		544,518
2021	9,193		39,001	250,000		298,194
Beyond 5 Years	41,308		154,998	1,915,000		2,111,306
Unamortized debt premium/(discount) and issuance costs	—		13,035	(26,272	)	(13,237	)
Total	$	92,164	631,334	2,683,728		3,407,226

⁽¹⁾ Includes unsecured public debt and unsecured credit facilities.

The Company has $75.5 million of mortgage loans maturing through 2017, which it currently intends to refinance if held with a co-investment partner or pay off if wholly owned. The Company has sufficient capacity on its Line to repay maturing debt, all of which is in the form of non-recourse mortgage loans.

The Company was in compliance as of March 31, 2017 with the financial and other covenants under its unsecured public and private placement debt and unsecured credit facilities.

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Derivatives

3 Months Ended

Mar. 31, 2017

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Financial Instruments

Derivative Financial Instruments

The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets:

							Fair Value
	(in thousands)						Assets (Liabilities)(1)
	Effective Date	Maturity Date	Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	March 31, 2017			December 31, 2016
	10/16/13	10/16/20	$	28,100	1 Month LIBOR	2.196%	$	(440	)	(580	)
	4/3/17	12/2/20	300,000		1 Month LIBOR with Floor	1.824%	(593		)	—
	8/1/16	1/5/22	265,000		1 Month LIBOR with Floor	1.053%	10,469			9,889
	4/7/16	4/1/23	20,000		1 Month LIBOR	1.303%	770			720
	12/1/16	11/1/23	33,000		1 Month LIBOR	1.490%	1,101			1,013
Total derivative financial instruments							$	11,307		11,042

⁽¹⁾ Derivatives in an asset position are included within Other assets in the accompanying Consolidated Balance Sheets, while those in a liability position are included within Accounts payable and other liabilities.

These derivative financial instruments are all interest rate swaps, which are designated and qualify as cash flow hedges. The Company does not use derivatives for trading or speculative purposes and, as of March 31, 2017, does not have any derivatives that are not designated as hedges. The Company has master netting agreements; however, the Company does not have multiple derivatives subject to a single master netting agreement with the same counterparties. Therefore, none are offset in the accompanying Consolidated Balance Sheets.

The effective portion of changes in the fair value of derivatives designated and qualifying as cash flow hedges is recorded in Accumulated other comprehensive income (loss) ("AOCI") and subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. The ineffective portion of the change in fair value of the derivatives is recognized directly in earnings within Interest expense, in the accompanying Consolidated Statements of Operations.

The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements:

Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)						Location and Amount of Gain or (Loss) Recognized in Income on  Derivative (Ineffective Portion and Missed Forecast)
	Three months ended March 31,						Three months ended March 31,						Three months ended March 31,
(in thousands)	2017			2016			2017			2016			2017		2016
Interest rate swaps	$	(68	)	(16,785	)	Interest expense	$	(2,654	)	(2,453	)	Loss on derivative instruments	$	—	—

As of March 31, 2017, the Company expects $10.5 million of net deferred losses on derivative instruments in Accumulated other comprehensive loss, including the Company's share from its Investments in real estate partnerships, to be reclassified into earnings during the next 12 months. Included in the reclassification is $8.4 million which is related to previously settled swaps on the Company's ten year fixed rate unsecured loans.

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Fair Value Measurements

3 Months Ended

Mar. 31, 2017

Fair Value Disclosures [Abstract]

Fair Value Measurements

Fair Value Measurements

(a) Disclosure of Fair Value of Financial Instruments

All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation, reasonably approximate their fair values, except for the following:

	March 31, 2017			December 31, 2016
(in thousands)	Carrying Amount		Fair Value	Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	10,992	10,877	$	10,481	10,380
Financial liabilities:
Notes payable	$	2,749,202	2,832,355	$	1,363,925	1,435,000
Unsecured credit facilities	$	658,024	660,000	$	278,495	279,700

The above fair values represent management's estimate of the amounts that would be received from selling those assets or that would be paid to transfer those liabilities in an orderly transaction between market participants as of March 31, 2017 and December 31, 2016. These fair value measurements maximize the use of observable inputs. However, in situations where there is little, if any, market activity for the asset or liability at the measurement date, the fair value measurement reflects the Company's own judgments about the assumptions that market participants would use in pricing the asset or liability.

The Company develops its judgments based on the best information available at the measurement date, including expected cash flows, appropriate risk-adjusted discount rates, and available observable and unobservable inputs. Service providers involved in fair value measurements are evaluated for competency and qualifications on an ongoing basis. As considerable judgment is often necessary to estimate the fair value of these financial instruments, the fair values presented above are not necessarily indicative of amounts that will be realized upon disposition of the financial instruments.

The following methods and assumptions were used to estimate the fair value of these financial instruments:

Notes Receivable

The fair value of the Company's Notes receivable is estimated by calculating the present value of future contractual cash flows discounted at interest rates available for notes of the same terms and maturities, adjusted for counter-party specific credit risk. The fair value of Notes receivable was determined primarily using Level 3 inputs of the fair value hierarchy, which considered counter-party credit risk and collateral risk of the underlying property securing the note receivable.

Notes Payable

The fair value of the Company's unsecured debt is estimated based on the quoted market prices for the same or similar issues or on the current rates offered to the Company for debt of the same remaining maturities. The fair value of the unsecured debt was determined using Level 2 inputs of the fair value hierarchy.

The fair value of the Company's mortgage notes payable is estimated by discounting future cash flows of each instrument at rates that reflect the current market rates available to the Company for debt of the same terms and 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. The fair value of the mortgage notes payable was determined using Level 2 inputs of the fair value hierarchy.

Unsecured Credit Facilities

The fair value of the Company's Unsecured credit facilities is estimated based on the interest rates currently offered to the Company by financial institutions. The fair value of the credit facilities was determined using Level 2 inputs of the fair value hierarchy.

The following interest rate ranges were used by the Company to estimate the fair value of its financial instruments:

	March 31, 2017		December 31, 2016
	Low	High	Low	High
Notes receivable	7.3%	7.3%	7.2%	7.2%
Notes payable	3.0%	3.8%	2.9%	3.9%
Unsecured credit facilities	1.7%	1.7%	1.5%	1.6%

(b) Fair Value Measurements

The following financial instruments are measured at fair value on a recurring basis:

Trading Securities Held in Trust

The Company has investments in marketable securities, which are assets of the non-qualified deferred compensation plan ("NQDCP"), 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 quoted prices in active markets, which are considered Level 1 inputs of the fair value hierarchy. Changes in the value of trading securities are recorded within net investment (income) loss from deferred compensation plan in the accompanying Consolidated Statements of Operations.

Available-for-Sale Securities

Available-for-sale securities consist of investments in certificates of deposit and corporate bonds, and are recorded at fair value using matrix pricing methods to estimate fair value, which are considered Level 2 inputs of the fair value hierarchy. Unrealized gains or losses on these securities are recognized through Other comprehensive income.

Interest Rate Derivatives

The fair value of the Company's interest rate derivatives is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty's nonperformance risk in the fair value measurements.

Although the Company has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by the Company and its counterparties. The Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its interest rate swaps. As a result, the Company determined that its interest rate swaps valuation in its entirety is classified in Level 2 of the fair value hierarchy.

The following tables present the placement in the fair value hierarchy of assets and liabilities that are measured at fair value on a recurring basis:

	Fair Value Measurements as of March 31, 2017
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	29,025		29,025	—		—
Available-for-sale securities	7,543			—	7,543		—
Interest rate derivatives	12,340			—	12,340		—
Total	$	48,908		29,025	19,883		—
Liabilities:
Interest rate derivatives	$	(1,033	)	—	(1,033	)	—

	Fair Value Measurements as of December 31, 2016
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	28,588		28,588	—		—
Available-for-sale securities	7,420			—	7,420		—
Interest rate derivatives	11,622			—	11,622		—
Total	$	47,630		28,588	19,042		—
Liabilities:
Interest rate derivatives	$	(580	)	—	(580	)	—

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Equity and Capital

3 Months Ended

Mar. 31, 2017

Equity and Capital [Abstract]

Equity and Capital

Equity and Capital

Preferred Stock of the Parent Company

Redemption:

The Parent Company redeemed all of the issued and outstanding shares of its $250 million6.625% Series 6 cumulative redeemable preferred stock on February 16, 2017. The redemption price of $25.21 per share includes accrued and unpaid dividends, resulting in an aggregate amount being paid of $252.0 million. The funds used to redeem the Series 6 preferred stock were provided by the $300 million30 year senior unsecured debt offering completed in January 2017 as discussed in note 4.

Common Stock of the Parent Company

Issuances:

At the Market ("ATM") Program

The Company's ATM equity offering program, which expired on March 4, 2017, authorized the Parent Company to sell up to $200 million of common stock at prices determined by the market at the time of sale. As of March 31, 2017, the Company has not reinstituted an ATM equity offering program.

There were no shares issued under the ATM equity program during the three months ended March 31, 2017. The following table presents the shares that were issued under the ATM equity program during the three months ended March 31, 2016:

	Three months ended March 31,
(dollar amounts are in thousands, except price per share data)		2016
Shares issued (1)		182,787
Weighted average price per share		68.85
Gross proceeds		12,584
Commissions		157
(1) Reflects shares traded in December and settled in January.

Forward Equity Offering

In March 2016, the Parent Company entered into a forward sale agreement (the "Forward Equity Offering") to issue 3.10 million shares of its common stock at an offering price of $75.25 per share before any underwriting discount and offering expenses.

In June 2016, the Parent Company partially settled its forward equity offering by delivering 1.85 million shares of newly issued common stock thereby receiving $137.5 million of net proceeds which were used to repay the Line. The remaining 1.25 million shares must be settled under the forward sale agreement prior to June 23, 2017.

Equity One merger

On March 1, 2017, Regency completed its merger with Equity One, Inc., whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock that they owned immediately prior to the effective time of the Merger resulting in approximately 65.5 million shares being issued to effect the merger.

Common Units of the Operating Partnership

Issuances:

Common units were issued to the Parent Company in relation to the Parent Company's issuance of common stock, as discussed above.

Accumulated Other Comprehensive Loss

The following tables present changes in the balances of each component of AOCI:

	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2015	$	(58,650	)	(43	)	(58,693	)	(785	)	—	(785	)	(59,478	)
Other comprehensive income before reclassifications	(16,581		)	(36	)	(16,617	)	(204	)	—	(204	)	(16,821	)
Amounts reclassified from accumulated other comprehensive income	2,417			—		2,417		36		—	36		2,453
Current period other comprehensive income, net	(14,164		)	(36	)	(14,200	)	(168	)	—	(168	)	(14,368	)
Balance as of March 31, 2016	$	(72,814	)	(79	)	(72,893	)	(953	)	—	(953	)	(73,846	)
	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2016	$	(18,327	)	(19	)	(18,346	)	(301	)	—	(301	)	(18,647	)
Other comprehensive income before reclassifications	(88		)	32		(56	)	21		—	21		(35	)
Amounts reclassified from accumulated other comprehensive income	2,610			—		2,610		44		—	44		2,654
Current period other comprehensive income, net	2,522			32		2,554		65		—	65		2,619
Balance as of March 31, 2017	$	(15,805	)	13		(15,792	)	(236	)	—	(236	)	(16,028	)

The following represents amounts reclassified out of AOCI into income:

AOCI Component	Amount Reclassified from AOCI into income			Affected Line Item(s) Where Net Income is Presented
	Three months ended March 31,
(in thousands)	2017		2016
Interest rate swaps	$	2,654	2,453	Interest expense and Loss on derivative instruments

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Stock-Based Compensation

3 Months Ended

Mar. 31, 2017

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

Stock-Based Compensation

Stock-Based Compensation

During three months ended March 31, 2017, the Company granted 211,065 shares of restricted stock with a weighted-average grant-date fair value of $71.92 per share. The Company records stock-based compensation expense within General and administrative expenses in the accompanying Consolidated Statements of Operations.

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Non-Qualified Deferred Compensation Plan

3 Months Ended

Mar. 31, 2017

Compensation and Retirement Disclosure [Abstract]

Non-Qualified Deferred Compensation Plan

Non-Qualified Deferred Compensation Plan ("NQDCP")

The Company maintains a NQDCP which allows select employees and directors to defer part or all of their cash bonus, director fees, and vested restricted stock awards. All contributions into the participants' accounts are fully vested upon contribution to the NQDCP and are deposited in a Rabbi trust.

The following table reflects the balances of the assets held in the Rabbi trust and related participant account obligations in the accompanying Consolidated Balance Sheets, excluding Regency stock:

(in thousands)	March 31, 2017		December 31, 2016
Assets:
Trading securities held in trust	$	29,025	28,588
Liabilities:
Accounts payable and other liabilities	$	28,672	28,214

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Earnings per Share and Unit

3 Months Ended

Mar. 31, 2017

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:

	Three months ended March 31,
(in thousands, except per share data)	2017			2016
Numerator:
(Loss) income from operations attributable to common stockholders - basic	$	(33,223	)	47,877
(Loss) income from operations attributable to common stockholders - diluted	$	(33,223	)	47,877
Denominator:
Weighted average common shares outstanding for basic EPS	126,649			97,518
Weighted average common shares outstanding for diluted EPS (1)	126,649			97,891
(Loss) income per common share – basic	$	(0.26	)	0.49
(Loss) income per common share – diluted	$	(0.26	)	0.49

⁽¹⁾ 2016 includes the dilutive impact of unvested restricted stock and shares issuable under the forward equity offering using the treasury stock method.

Income 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 endedMarch 31, 2017 and 2016 were 154,170.

Operating Partnership Earnings per Unit

The following summarizes the calculation of basic and diluted earnings per unit:

	Three months ended March 31,
(in thousands, except per share data)	2017			2016
Numerator:
(Loss) income from operations attributable to common unit holders - basic	$	(33,242	)	47,962
(Loss) income from operations attributable to common unit holders - diluted	$	(33,242	)	47,962
Denominator:
Weighted average common units outstanding for basic EPU	126,803			97,672
Weighted average common units outstanding for diluted EPU (1)	126,803			98,045
(Loss) income per common unit – basic	$	(0.26	)	0.49
(Loss) income per common unit – diluted	$	(0.26	)	0.49

⁽¹⁾ 2016 includes the dilutive impact of unvested restricted stock and the forward equity offering using the treasury stock method.

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Commitments and Contingencies

3 Months Ended

Mar. 31, 2017

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

Commitments and Contingencies

Litigation

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. Legal fees are expensed as incurred.

After the announcement of the merger agreement on November 14, 2016, a putative class action was filed on behalf of a purported stockholder in the Circuit Court for Duval County, Florida, under the following caption: Robert Garfield on Behalf of Himself and All Others Similarly Situated vs. Regency Centers Corporation, Martin E. Stein, Jr., John C. Schweitzer, Raymond L. Bank, Bryce Blair, C. Ronald Blankenship, J. Dix Druce, Jr., Mary Lou Fiala, David P. O'Connor, and Thomas G. Wattles, No. 16-2017-CA-000688-XXXX-MA, filed February 3, 2017.

The class action alleged, among other matters, that the definitive joint proxy statement/prospectus filed by Regency and Equity One with the Securities and Exchange Commission (the “SEC”) on January 24, 2017 (the “Joint Proxy Statement/Prospectus”) omitted certain material information in connection with the Merger. The complainant sought various remedies, including injunctive relief to prevent the consummation of the Merger unless certain allegedly material information was disclosed and sought compensatory and rescissory damages in the event the Merger was consummated without such disclosures.

On February 17, 2017, the defendants entered into a stipulation of settlement with respect to the class action, pursuant to which the parties agreed, among other things, that Regency would make certain supplemental disclosures. The supplemental disclosures were made by Regency in the Current Report on Form 8-K filed by Regency with the SEC on February 17, 2017. The supplemental disclosures should be read in conjunction with the Joint Proxy Statement/Prospectus, which should be read in its entirety.

Environmental

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 believes that the ultimate disposition of currently known environmental matters will not have a material effect on its financial position, liquidity, or operations. The Company can give no assurance that existing environmental studies with respect to the shopping centers have revealed all potential environmental contaminants or 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.

Letters of Credit

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. These letters of credit are primarily issued as collateral on behalf of its captive insurance program and to facilitate the construction of development projects. As of March 31, 2017 and December 31, 2016, the Company had $7.3 million and $5.8 million, respectively, in letters of credit outstanding.

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Guarantor Disclosure (Notes)

3 Months Ended

Mar. 31, 2017

Condensed Financial Information of Parent Company Only Disclosure [Abstract]

Guarantor Disclosure

Guarantor Disclosure

The Parent Company and the Operating Partnership are co-issuers of the $300 million senior unsecured public notes due November, 2022 that was assumed from Equity One as a result of the merger. Certain wholly-owned subsidiaries of the Company provide full guarantees of these notes (the Guarantor Subsidiaries), which are joint and several, and unconditional. The following statements set forth the condensed consolidating financial information with respect to the guarantor subsidiaries:

	Condensed Consolidating Balance Sheet
	As of March 31, 2017
(in thousands)	Regency Centers Corporation	Regency Centers, L.P.	Guarantor Subsidiaries (1)	Non-Guarantor Subsidiaries (1)	Eliminating Entries		Consolidated
Assets
Net real estate investments	—	381,691	2,848,920	6,973,201	(7,082	)	10,196,730
Investment in subsidiaries	6,764,503	8,899,971	—	—	(15,664,474	)	—
Other assets, net	501,581	278,521	281,315	561,104	(683,279	)	939,242
Total Assets	7,266,084	9,560,183	3,130,235	7,534,305	(16,354,835	)	11,135,972
Liabilities
Total notes payable and unsecured credit facilities	500,000	2,683,728	93,153	799,463	(669,118	)	3,407,226
Other liabilities	1,581	111,952	284,717	587,236	(21,243	)	964,243
Total Liabilities	501,581	2,795,680	377,870	1,386,699	(690,361	)	4,371,469
Equity
Shareholders' Equity	6,731,349	6,729,286	2,752,365	6,147,606	(15,629,257	)	6,731,349
Non-controlling interest	33,154	35,217	—	—	(35,217	)	33,154
Total Equity	6,764,503	6,764,503	2,752,365	6,147,606	(15,664,474	)	6,764,503
Total Liabilities and Equity	7,266,084	9,560,183	3,130,235	7,534,305	(16,354,835	)	11,135,972

	Condensed Consolidating Statement of Income
	For the three months ended March 31, 2017
(in thousands)	Regency Centers Corporation		Regency Centers, L.P.		Guarantor Subsidiaries (1)		Non-Guarantor Subsidiaries (1)		Eliminating Entries		Consolidated
Total revenue	—		6,646		17,958		171,527		—		196,131
Equity in subsidiaries	(20,715	)	67,935		—		—		(47,220	)	—
Total costs and expenses	—		87,293		13,605		99,678		(125	)	200,451
Income before other income and expense and income taxes	(20,715	)	(12,712	)	4,353		71,849		(47,095	)	(4,320	)
Other income (expense)	(11,856	)	(19,859	)	(329	)	(7,938	)	11,731		(28,251	)
Noncontrolling interest	(652	)	(671	)	—		—		671		(652	)
Net income attributable to shareholders	(33,223	)	(33,242	)	4,024		63,911		(34,693	)	(33,223	)

⁽¹⁾ The fair value of the assets acquired and liabilities assumed from the Equity One merger, and resulting depreciation and amortization, are based on provisional purchase price allocations and are subject to change, as further discussed in note 2.

	Condensed Consolidating Statement of Cash Flows
	For the three months ended March 31, 2017
(in thousands)	Regency Centers Corporation		Regency Centers, L.P.		Guarantor Subsidiaries		Non-Guarantor Subsidiaries		Eliminating Entries		Consolidated
Net cash (used in) provided by operating activities	56,531		(41,028	)	11,837		99,153		(93,770	)	32,723
Cash flows from investing activities:
Merger with Equity One	—		(648,957	)	—		—		—		(648,957	)
Real estate development and capital improvements	—		(5,117	)	—		(61,387	)	—		(66,504	)
Proceeds from sale of real estate investments	—		1,749		—		—		—		1,749
Issuance of notes receivable	—		(510	)	—		—		—		(510	)
Investments in real estate partnerships	—		(1,688	)	—		—		—		(1,688	)
Distributions received from investments in real estate partnerships	—		25,428		—		—		—		25,428
Dividends on investment securities	—		55		—		—		—		55
Acquisition of securities	—		(3,334	)	—		—		—		(3,334	)
Distributions received from subsidiaries	268,274		—		—		—		(268,274	)	—
Proceeds from sale of securities	—		3,815		—		—		—		3,815
Net cash used in investing activities	268,274		(628,559	)	—		(61,387	)	(268,274	)	(689,946	)
Cash flows from financing activities:
Proceeds from sale of treasury stock	—		76		—		—		—		76
Repurchase of common shares in conjunction with equity award plans	(18,275	)	(18,275	)	—		—		18,275		(18,275	)
Redemption of preferred stock and partnership units	(250,000	)	(250,000	)	—		—		250,000		(250,000	)
Distributions to limited partners in consolidated partnerships, net	—		(786	)	—		—		—		(786	)
Distributions to exchangeable operating partnership unit holders	—		(79	)	—		—		—		(79	)
Dividends paid to common stockholders	(53,289	)	(53,289	)	(11,640	)	(25,599	)	90,528		(53,289	)
Dividends paid to preferred stockholders	(3,241	)	(3,241	)	—		—		3,241		(3,241	)
Proceeds from issuance of fixed rate unsecured notes, net	—		646,424		—		—		—		646,424
Proceeds from unsecured credit facilities	—		740,000		—		—		—		740,000
Repayment of unsecured credit facilities	—		(360,000	)	—				—		(360,000	)
Proceeds from notes payable	—		—		—		1,577		—		1,577
Repayment of notes payable	—		—		(197	)	(11,225	)	—		(11,422	)
Scheduled principal payments	—		—		—		(1,367	)	—		(1,367	)
Payment of loan costs	—		(7,644	)	—		(1,152	)	—		(8,796	)
Net cash provided by (used in) financing activities	(324,805	)	693,186		(11,837	)	(37,766	)	362,044		680,822
Net increase (decrease) in cash and cash equivalents	—		23,599		—		—		—		23,599
Cash and cash equivalents at beginning of the period	—		13,256		—		—		—		13,256
Cash and cash equivalents at end of the period	—		36,855		—		—		—		36,855

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Organization and Principles of Consolidation (Policies)

3 Months Ended

Mar. 31, 2017

Organization, Consolidation and Presentation of Financial Statements [Abstract]

New Accounting Pronouncements and Changes in Accounting Principles [Text Block]

Recent Accounting Pronouncements

The following table provides a brief description of recent accounting pronouncements and expected impact on our financial statements:

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
Recently adopted:
ASU 2016-09, March 2016, Compensation-Stock Compensation (Topic 718):Improvements to Employee Share-Based Payment Accounting	This ASU affects entities that issue share-based payment awards to their employees. The ASU is designed to simplify several aspects of accounting for share-based payment award transactions including income tax consequences, classification of awards as either equity or liabilities, an option to recognize stock compensation forfeitures as they occur, and changes to classification on the statement of cash flows.	January 2017	The adoption of this standard resulted in the reclassification of income taxes withheld on share-based awards out of operating activities into financing activities on the Statement of Cash Flows. As retrospective application was required for this component of the ASU, $8.0 million was reclassified on the Statements of Cash Flows for the three months ended March 31, 2016.
Not yet adopted:
ASU 2016-01, January 2016, Financial Instruments—Overall (Subtopic 825-10): Recognition and Measurement of Financial Assets and Financial Liabilities	The standard amends the guidance to classify equity securities with readily-determinable fair values into different categories and requires equity securities to be measured at fair value with changes in the fair value recognized through net income. Equity investments accounted for under the equity method are not included in the scope of this amendment. Early adoption of this amendment is not permitted.	January 2018	The Company does not expect the adoption and implementation of this standard to have a material impact on its results of operations, financialcondition or cash flows.

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
ASU 2016-15, August 2016, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments	The standard will make eight targeted changes to how cash receipts and cash payments are presented and classified in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The ASU is consistent with the Company's current treatment and the Company does not expect the adoption and implementation of this standard to have an impact on its cash flow statement.
ASU 2016-18, November 2016, Statement of Cash Flows (Topic 230): Restricted Cash	This ASU requires entities to show the changes in the total of cash, cash equivalents, restricted cash, and restricted cash equivalents in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The Company is evaluating the alternative methods of adoption and does not expect the adoption to have a material impact on its Statements of Cash Flows.
ASU 2017-01 January 2017, Business Combinations (Topic 805): Clarifying the Definition of a Business	The amendments in this update provide a screen to determine when an integrated set of assets and activities, collectively referred to as a "set", is not a business. The screen requires that when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets, the set is not a business. This screen reduces the number of transactions that need to be further evaluated. If the screen is not met, the amendments in this update (1) require that to be considered a business, a set must include, at a minimum, an input and a substantive process that together significantly contribute to the ability to create output and (2) remove the evaluation of whether a market participant could replace missing elements. The amendments provide a framework to assist entities in evaluating whether both an input and a substantive process are present. Early adoption is permitted.	January 2018	The Company is evaluating the amendments from this update, but expects it to change the treatment of individual operating properties from being considered a business to being considered an asset. This change will result in acquisition costs being capitalized as part of the asset acquisition, whereas current treatment has them recognized in earnings in the period incurred. Additional changes from the update are being evaluated to identify their impact to the Company's financial statements and related disclosures.

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
Revenue from Contracts with Customers (Topic 606): ASU 2014-09, May 2014, Revenue from Contracts with Customers (Topic 606) ASU 2016-08, March 2016, Revenue from Contracts with Customers (Topic 606): Principal versus Agent Considerations ASU 2016-10, April 2016, Revenue from Contracts with Customers (Topic 606): Identifying Performance Obligations and Licensing ASU 2016-12, May 2016, Revenue from Contracts with Customers (Topic 606): Narrow-Scope Improvements and Practical Expedients ASU 2016-19, December 2016, Technical Corrections and Improvements ASU 2016-20, December 2016, Technical Corrections and Improvements to Topic 606 Revenue from Contracts With Customers ASU 2017-05, February 2017, Clarifying the Scope of Asset Derecognition Guidance and Accounting for Partial Sales of Nonfinancial Assets	The standard will replace existing revenue recognition standards and significantly expand the disclosure requirements for revenue arrangements. It may be adopted either retrospectively or on a modified retrospective basis to new contracts and existing contracts with remaining performance obligations as of the effective date.	January 2018	The Company is completing its evaluation of the new ASU's as applied to its revenue streams and contracts within the scope of Topic 606. The Company currently does not expect the adoption of these new ASU's to result in a material change to its revenue recognition policies or practices, including timing or presentation. The Company is evaluating the adoption method to apply, which is dependent on final determination of the nature of any changes resulting from the new standard.

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
ASU 2016-02, February 2016, Leases (Topic 842)	The standard amends the existing accounting standards for lease accounting, including requiring lessees to recognize most leases on their balance sheets. It also makes targeted changes to lessor accounting, including a change to the treatment of initial direct leasing costs, which no longer considers fixed internal leasing salaries as capitalizable costs. Early adoption of this standard is permitted to coincide with adoption of ASU 2014-09. The standard requires a modified retrospective transition approach for all leases existing at, or entered into after, the date of initial application, with an option to use certain transition relief.	January 2019	The Company is evaluating the impact this standard will have on its financial statements and related disclosures. Capitalization of internal leasing salaries and legal costs will no longer be permitted upon the adoption of this standard, which will result in an increase in Total operating expenses in the Consolidated Statements of Operations in the period of adoption and prospectively.
ASU 2016-13, June 2016, Financial Instruments—Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments	The amendments in this update replace the incurred loss impairment methodology in current GAAP with a methodology that reflects expected credit losses and requires consideration of a broader range of reasonable and supportable information to inform credit loss estimates. This ASU applies to how the Company determines its allowance for doubtful accounts on tenant receivables.	January 2020	The Company is evaluating the alternative methods of adoption and the impact it will have on its financial statements and related disclosures.

Consolidation, Variable Interest Entity, Policy [Policy Text Block]

Real Estate Partnerships

Regency has an ownership interest in 127 properties through partnerships, of which 11 are consolidated. Our partners in these ventures include institutional investors, other real estate developers and/or operators, and individual parties who help Regency source transactions for development and investment (the "Partners" or "limited partners"). Regency has a variable interest in these entities through its equity interests. As managing member, Regency maintains the books and records and typically provides leasing and property management to the partnerships. The partners’ level of involvement varies from protective decisions (debt, bankruptcy, selling primary asset(s) of business) to involvement in approving leases, operating budgets, and capital budgets.

• Those partnerships for which the partners only have protective rights are considered VIEs under ASC 810, Consolidation. Regency is the primary beneficiary of these VIEs as Regency has power over these partnerships and they operate primarily for the benefit of Regency. As such, Regency consolidates these entities and reports the limited partners’ interest as noncontrolling interests.

The majority of the operations of the VIEs are funded with cash flows generated by the properties, or in the case of developments, with capital contributions or third party construction loans. Regency does not provide financial support to the VIEs beyond the terms stipulated in the partnership operating agreements.

• Those partnerships for which the partners are involved in the day to day decisions and do not have any other aspects that would cause them to be considered VIEs, are evaluated for consolidation using the voting interest model.

◦ Those partnerships in which Regency has a controlling financial interest are consolidated and the limited partners’ ownership interest and share of net income is recorded as noncontrolling interest.

◦ Those partnerships in which Regency does not have a controlling financial interest are accounted for using the equity method, and its ownership interest is recognized through single-line presentation as Investments in real estate partnerships in the Consolidated Balance Sheet, and Equity in income of investments in real estate partnerships in the Consolidated Statements of Operations. Cash distributions of earnings from operations of investments in real estate partnerships are presented in cash flows provided by operating activities in the accompanying Consolidated Statements of Cash Flows. Cash distributions from the sale of a property or loan proceeds received from the placement of debt on a property included in investments in real estate partnerships are presented in cash flows provided by investing activities in the accompanying Consolidated Statements of Cash Flows. The net difference in the carrying amount of investments in real estate partnerships and the underlying equity in net assets is either (1) accreted to income and recorded in Equity in income of investments in real estate partnerships in the accompanying Consolidated Statements of Operations over the expected useful lives of the properties and other intangible assets, which range in lives from 10 to 40 years, or (2) recognized upon sale of the underlying asset(s) or settlement of underlying liabilities, or (3) recognized at liquidation if the joint venture agreement includes a unilateral right to elect to dissolve the real estate partnership and, upon such an election, receive a distribution in-kind.

The assets of these partnerships are restricted to the use of the partnerships and cannot be used by general creditors of the Company. And similarly, the obligations of these partnerships can only be settled by the assets of these partnerships.

Consolidation, Policy [Policy Text Block]

Consolidation

The Company consolidates properties that are wholly owned or properties where it owns less than 100%, but which it controls. Control is determined using an evaluation based on accounting standards related to the consolidation of voting interest entities and variable interest entities ("VIEs"). For joint ventures that are determined to be a VIE, the Company consolidates the entity where it is deemed to be the primary beneficiary. Determination of the primary beneficiary is based on whether an entity has (1) the power to direct the activities of the VIE that most significantly impact the entity's economic performance, and (2) the obligation to absorb losses of the entity that could potentially be significant to the VIE or the right to receive benefits from the entity that could potentially be significant to the VIE. The Company's determination of the primary beneficiary considers all relationships between it and the VIE, including management agreements and other contractual arrangements.

Ownership of the Operating Partnership

The Operating Partnership’s capital includes general and limited common Partnership Units. As of March 31, 2017, the Parent Company owned approximately 99.9% of the outstanding common Partnership Units of the Operating Partnership with the remaining limited Partnership Units held by third parties (“Exchangeable operating partnership units” or “EOP units”). The Parent Company serves as general partner of the Operating Partnership. The EOP unit holders have limited rights over the Operating Partnership such that they do not have the power to direct the activities of the Operating Partnership. As such, the Operating Partnership is considered a variable interest entity, and the Parent Company, which consolidates it, is the primary beneficiary. The Parent Company’s only investment is the Operating Partnership. Net income and distributions of the Operating Partnership are allocable to the general and limited common Partnership Units in accordance with their ownership percentages.

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Organization and Principles of Consolidation Variable Interest Entities (Tables)

3 Months Ended

Mar. 31, 2017

Variable Interest Entity [Line Items]

Schedule of Variable Interest Entities [Table Text Block]

The major classes of assets, liabilities, and non-controlling equity interests held by the Company's VIEs, exclusive of the Operating Partnership as a whole, are as follows:

(in thousands)	March 31, 2017		December 31, 2016
Assets
Real estate assets, net	$	89,682	86,440
Cash and cash equivalents	3,516		3,444
Liabilities
Notes payable	9,757		8,175
Equity
Limited partners’ interests in consolidated partnerships	17,709		17,565

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Organization and Principles of Consolidation Recent Accounting Pronouncements (Tables)

3 Months Ended

Mar. 31, 2017

Accounting Changes and Error Corrections [Abstract]

Schedule of New Accounting Pronouncements and Changes in Accounting Principles [Table Text Block]

Recent Accounting Pronouncements

The following table provides a brief description of recent accounting pronouncements and expected impact on our financial statements:

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
Recently adopted:
ASU 2016-09, March 2016, Compensation-Stock Compensation (Topic 718):Improvements to Employee Share-Based Payment Accounting	This ASU affects entities that issue share-based payment awards to their employees. The ASU is designed to simplify several aspects of accounting for share-based payment award transactions including income tax consequences, classification of awards as either equity or liabilities, an option to recognize stock compensation forfeitures as they occur, and changes to classification on the statement of cash flows.	January 2017	The adoption of this standard resulted in the reclassification of income taxes withheld on share-based awards out of operating activities into financing activities on the Statement of Cash Flows. As retrospective application was required for this component of the ASU, $8.0 million was reclassified on the Statements of Cash Flows for the three months ended March 31, 2016.
Not yet adopted:
ASU 2016-01, January 2016, Financial Instruments—Overall (Subtopic 825-10): Recognition and Measurement of Financial Assets and Financial Liabilities	The standard amends the guidance to classify equity securities with readily-determinable fair values into different categories and requires equity securities to be measured at fair value with changes in the fair value recognized through net income. Equity investments accounted for under the equity method are not included in the scope of this amendment. Early adoption of this amendment is not permitted.	January 2018	The Company does not expect the adoption and implementation of this standard to have a material impact on its results of operations, financialcondition or cash flows.

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
ASU 2016-15, August 2016, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments	The standard will make eight targeted changes to how cash receipts and cash payments are presented and classified in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The ASU is consistent with the Company's current treatment and the Company does not expect the adoption and implementation of this standard to have an impact on its cash flow statement.
ASU 2016-18, November 2016, Statement of Cash Flows (Topic 230): Restricted Cash	This ASU requires entities to show the changes in the total of cash, cash equivalents, restricted cash, and restricted cash equivalents in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The Company is evaluating the alternative methods of adoption and does not expect the adoption to have a material impact on its Statements of Cash Flows.
ASU 2017-01 January 2017, Business Combinations (Topic 805): Clarifying the Definition of a Business	The amendments in this update provide a screen to determine when an integrated set of assets and activities, collectively referred to as a "set", is not a business. The screen requires that when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets, the set is not a business. This screen reduces the number of transactions that need to be further evaluated. If the screen is not met, the amendments in this update (1) require that to be considered a business, a set must include, at a minimum, an input and a substantive process that together significantly contribute to the ability to create output and (2) remove the evaluation of whether a market participant could replace missing elements. The amendments provide a framework to assist entities in evaluating whether both an input and a substantive process are present. Early adoption is permitted.	January 2018	The Company is evaluating the amendments from this update, but expects it to change the treatment of individual operating properties from being considered a business to being considered an asset. This change will result in acquisition costs being capitalized as part of the asset acquisition, whereas current treatment has them recognized in earnings in the period incurred. Additional changes from the update are being evaluated to identify their impact to the Company's financial statements and related disclosures.

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
Revenue from Contracts with Customers (Topic 606): ASU 2014-09, May 2014, Revenue from Contracts with Customers (Topic 606) ASU 2016-08, March 2016, Revenue from Contracts with Customers (Topic 606): Principal versus Agent Considerations ASU 2016-10, April 2016, Revenue from Contracts with Customers (Topic 606): Identifying Performance Obligations and Licensing ASU 2016-12, May 2016, Revenue from Contracts with Customers (Topic 606): Narrow-Scope Improvements and Practical Expedients ASU 2016-19, December 2016, Technical Corrections and Improvements ASU 2016-20, December 2016, Technical Corrections and Improvements to Topic 606 Revenue from Contracts With Customers ASU 2017-05, February 2017, Clarifying the Scope of Asset Derecognition Guidance and Accounting for Partial Sales of Nonfinancial Assets	The standard will replace existing revenue recognition standards and significantly expand the disclosure requirements for revenue arrangements. It may be adopted either retrospectively or on a modified retrospective basis to new contracts and existing contracts with remaining performance obligations as of the effective date.	January 2018	The Company is completing its evaluation of the new ASU's as applied to its revenue streams and contracts within the scope of Topic 606. The Company currently does not expect the adoption of these new ASU's to result in a material change to its revenue recognition policies or practices, including timing or presentation. The Company is evaluating the adoption method to apply, which is dependent on final determination of the nature of any changes resulting from the new standard.

Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
ASU 2016-02, February 2016, Leases (Topic 842)	The standard amends the existing accounting standards for lease accounting, including requiring lessees to recognize most leases on their balance sheets. It also makes targeted changes to lessor accounting, including a change to the treatment of initial direct leasing costs, which no longer considers fixed internal leasing salaries as capitalizable costs. Early adoption of this standard is permitted to coincide with adoption of ASU 2014-09. The standard requires a modified retrospective transition approach for all leases existing at, or entered into after, the date of initial application, with an option to use certain transition relief.	January 2019	The Company is evaluating the impact this standard will have on its financial statements and related disclosures. Capitalization of internal leasing salaries and legal costs will no longer be permitted upon the adoption of this standard, which will result in an increase in Total operating expenses in the Consolidated Statements of Operations in the period of adoption and prospectively.
ASU 2016-13, June 2016, Financial Instruments—Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments	The amendments in this update replace the incurred loss impairment methodology in current GAAP with a methodology that reflects expected credit losses and requires consideration of a broader range of reasonable and supportable information to inform credit loss estimates. This ASU applies to how the Company determines its allowance for doubtful accounts on tenant receivables.	January 2020	The Company is evaluating the alternative methods of adoption and the impact it will have on its financial statements and related disclosures.

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Real Estate Investments (Tables)

3 Months Ended

Mar. 31, 2017

Business Combinations [Abstract]

Schedule of Finite-Lived Intangible Assets Acquired as Part of Business Combination [Table Text Block]

The following table details the provisional weighted average amortization and net accretion periods, in years, of the major classes of intangible assets and intangible liabilities arising from the Equity One merger:

(in years)	Weighted Average Amortization Period
Assets:
In-place leases	10.6
Above-market leases	9.5
Below-market ground leases	44.9
Liabilities:
Acquired lease intangible liabilities	22.3

Business Acquisition, Pro Forma Information [Table Text Block]

Pro forma Information

The following unaudited pro forma financial data includes the incremental revenues, operating expenses, depreciation and amortization, and costs of the Equity One acquisition as if it had occurred on January 1, 2016:

		Pro forma (Unaudited)
		Three months ended March 31,
(in thousands, except per share data)		2017	2016
Total revenues		265,174	250,042
Income (loss) from operations	(1)	67,397	(51,437	)
Net income (loss) attributable to common stockholders	(1)	54,809	(57,012	)
Income (loss) per common share - basic		0.32	(0.35	)
Income (loss) per common share - diluted		0.32	(0.35	)

The consolidated net assets and results of operations of Equity One are included in the consolidated financial statements from the closing date, March 1, 2017, going forward and resulted in the following impact to Revenues and Net income attributable to common stockholders for the three months ended March 31, 2017:

		March 31, 2017
(in thousands)		Three months ended
Increase in total revenues	$	34,936
Increase (decrease) in net income attributable to common stockholders (1)		(22,296	)

⁽¹⁾ Includes $69.8 million of transaction costs during the three months ended March 31, 2017, which are recorded in Other operating expenses in the accompanying Consolidated Statements of Operations.

Schedule of business acquisitions

The following table provides the components that make up the total purchase price for the Equity One merger:

(in thousands, except stock price)	Purchase Price
Shares of common stock issued for merger	65,495
Closing stock price on March 1, 2017	$	68.40
Value of common stock issued for merger	$	4,471,808
Debt repaid	716,278
Other cash payments	5,019
Total purchase price	$	5,193,105

The following table details the shopping centers acquired or land acquired or leased for development:

(in thousands)		Three months ended March 31, 2017
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
3/6/17	The Field at Commonwealth	Chantilly, VA	Development	100%	$9,500	—	—	—
3/8/17	Pinecrest Place (1)	Miami, FL	Development	100%	—	—	—	—
					$9,500	—	—	—
(1)  The Company leased 10.67 acres for a ground up development.
(in thousands)		Three months ended March 31, 2016
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
2/22/16	Garden City Park	Garden City Park, NY	Operating	100%	$17,300	—	10,171	2,940
3/4/16	The Market at Springwoods Village (1)	Houston, TX	Development	53%	$17,994	—	—	—
Total property acquisitions					$35,294	—	10,171	2,940
(1)  Regency acquired a 53% controlling interest in the Market at Springwoods Village partnership to develop a shopping center on land contributed by the partner. As a result of consolidation, the Company recorded the partner's non-controlling interest of $8.4 million in Limited partners' interests in consolidated partnerships in the accompanying Consolidated Balance Sheets.

The following table summarizes the provisional purchase price allocation based on the Company's initial valuation, including estimates and assumptions of the acquisition date fair value of the tangible and intangible assets acquired and liabilities assumed:

(in thousands)	Preliminary Purchase Price Allocation
Land	$	3,093,797
Building and improvements	2,802,319
Properties in development	70,179
Properties held for sale	19,600
Investments in unconsolidated real estate partnerships	103,566
Real estate assets	6,089,461
Cash, accounts receivable and other assets	112,211
Intangible assets	500,645
Total assets acquired	6,702,317
Notes payable	757,399
Accounts payable, accrued expenses, and other liabilities	120,370
Lease intangible liabilities	631,443
Total liabilities assumed	1,509,212
Total purchase price	$	5,193,105

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Property Dispositions (Tables)

3 Months Ended

Mar. 31, 2017

Discontinued Operations and Disposal Groups [Abstract]

Schedule of properties disposed of

The following table provides a summary of shopping centers and land parcels disposed of:

	Three months ended March 31,
(in thousands)	2017			2016
Net proceeds from sale of real estate investments	$	1,749		$	34,321		(1)
Gain on sale of real estate, net of tax	$	415		$	12,868
Provision for impairment of real estate sold	$	—		$	(866	)
Number of operating properties sold	—			3
Number of land parcels sold	2			5
Percent interest sold	100		%	100		%

⁽¹⁾ Includes cash deposits received in the previous year.

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Notes Payable and Unsecured Credit Facilities (Tables)

3 Months Ended

Mar. 31, 2017

Debt Disclosure [Abstract]

Schedule of Debt [Table Text Block]

The Company’s outstanding debt consisted of the following:

(in thousands)	Weighted Average Contractual Rate	Weighted Average Effective Rate	March 31, 2017			December 31, 2016
Notes payable:
Fixed rate mortgage loans	5.6%	5.7%	$	607,173		384,786
Variable rate mortgage loans	2.1%	2.3%	116,324		(1)	86,969
Fixed rate unsecured public debt	4.1%	4.6%	2,025,705			892,170
Total notes payable			2,749,202			1,363,925
Unsecured credit facilities:
Line of Credit (the "Line") (2)	1.8%	1.9%	95,000			15,000
Term loans	2.4%	2.4%	563,024			263,495
Total unsecured credit facilities			658,024			278,495
Total debt outstanding			$	3,407,226		1,642,420

⁽¹⁾ Includes five mortgages, whose interest rates vary on LIBOR based formulas. Three of these variable rate loans have interest rate swaps in place to fix the interest rates at a range of 2.8% to 3.7%.

⁽²⁾ Weighted average effective and contractual rate for the Line is calculated based on a fully drawn Line balance.

Schedule of maturities of long-term debt

As of March 31, 2017, scheduled principal payments and maturities on notes payable and unsecured credit facilities were as follows:

(in thousands)	March 31, 2017
Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities (1)		Total
2017	$	8,824	75,511	—		84,335
2018	11,481		139,976	—		151,457
2019	11,251		124,402	95,000		230,653
2020	10,107		84,411	450,000		544,518
2021	9,193		39,001	250,000		298,194
Beyond 5 Years	41,308		154,998	1,915,000		2,111,306
Unamortized debt premium/(discount) and issuance costs	—		13,035	(26,272	)	(13,237	)
Total	$	92,164	631,334	2,683,728		3,407,226

⁽¹⁾ Includes unsecured public debt and unsecured credit facilities.

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Derivatives (Tables)

3 Months Ended

Mar. 31, 2017

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Instruments, Gain (Loss) [Table Text Block]

The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements:

Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)						Location and Amount of Gain or (Loss) Recognized in Income on  Derivative (Ineffective Portion and Missed Forecast)
	Three months ended March 31,						Three months ended March 31,						Three months ended March 31,
(in thousands)	2017			2016			2017			2016			2017		2016
Interest rate swaps	$	(68	)	(16,785	)	Interest expense	$	(2,654	)	(2,453	)	Loss on derivative instruments	$	—	—

Schedule of derivative instruments

The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets:

							Fair Value
	(in thousands)						Assets (Liabilities)(1)
	Effective Date	Maturity Date	Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	March 31, 2017			December 31, 2016
	10/16/13	10/16/20	$	28,100	1 Month LIBOR	2.196%	$	(440	)	(580	)
	4/3/17	12/2/20	300,000		1 Month LIBOR with Floor	1.824%	(593		)	—
	8/1/16	1/5/22	265,000		1 Month LIBOR with Floor	1.053%	10,469			9,889
	4/7/16	4/1/23	20,000		1 Month LIBOR	1.303%	770			720
	12/1/16	11/1/23	33,000		1 Month LIBOR	1.490%	1,101			1,013
Total derivative financial instruments							$	11,307		11,042

⁽¹⁾ Derivatives in an asset position are included within Other assets in the accompanying Consolidated Balance Sheets, while those in a liability position are included within Accounts payable and other liabilities.

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Fair Value Measurements (Tables)

3 Months Ended

Mar. 31, 2017

Fair Value Disclosures [Abstract]

Summary of balance sheet fair values

All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation, reasonably approximate their fair values, except for the following:

	March 31, 2017			December 31, 2016
(in thousands)	Carrying Amount		Fair Value	Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	10,992	10,877	$	10,481	10,380
Financial liabilities:
Notes payable	$	2,749,202	2,832,355	$	1,363,925	1,435,000
Unsecured credit facilities	$	658,024	660,000	$	278,495	279,700

Fair Value, Interest rate ranges [Table Text Block]

The following interest rate ranges were used by the Company to estimate the fair value of its financial instruments:

	March 31, 2017		December 31, 2016
	Low	High	Low	High
Notes receivable	7.3%	7.3%	7.2%	7.2%
Notes payable	3.0%	3.8%	2.9%	3.9%
Unsecured credit facilities	1.7%	1.7%	1.5%	1.6%

Summary of assets measured on recurring basis

The following tables present the placement in the fair value hierarchy of assets and liabilities that are measured at fair value on a recurring basis:

	Fair Value Measurements as of March 31, 2017
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	29,025		29,025	—		—
Available-for-sale securities	7,543			—	7,543		—
Interest rate derivatives	12,340			—	12,340		—
Total	$	48,908		29,025	19,883		—
Liabilities:
Interest rate derivatives	$	(1,033	)	—	(1,033	)	—

	Fair Value Measurements as of December 31, 2016
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	28,588		28,588	—		—
Available-for-sale securities	7,420			—	7,420		—
Interest rate derivatives	11,622			—	11,622		—
Total	$	47,630		28,588	19,042		—
Liabilities:
Interest rate derivatives	$	(580	)	—	(580	)	—

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Equity and Capital (Tables)

3 Months Ended

Mar. 31, 2017

Equity and Capital [Abstract]

Summary of shares issued under ATM equity programs

The following table presents the shares that were issued under the ATM equity program during the three months ended March 31, 2016:

	Three months ended March 31,
(dollar amounts are in thousands, except price per share data)		2016
Shares issued (1)		182,787
Weighted average price per share		68.85
Gross proceeds		12,584
Commissions		157
(1) Reflects shares traded in December and settled in January.

Summary of accumulated other comprehensive loss

The following tables present changes in the balances of each component of AOCI:

	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2015	$	(58,650	)	(43	)	(58,693	)	(785	)	—	(785	)	(59,478	)
Other comprehensive income before reclassifications	(16,581		)	(36	)	(16,617	)	(204	)	—	(204	)	(16,821	)
Amounts reclassified from accumulated other comprehensive income	2,417			—		2,417		36		—	36		2,453
Current period other comprehensive income, net	(14,164		)	(36	)	(14,200	)	(168	)	—	(168	)	(14,368	)
Balance as of March 31, 2016	$	(72,814	)	(79	)	(72,893	)	(953	)	—	(953	)	(73,846	)
	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2016	$	(18,327	)	(19	)	(18,346	)	(301	)	—	(301	)	(18,647	)
Other comprehensive income before reclassifications	(88		)	32		(56	)	21		—	21		(35	)
Amounts reclassified from accumulated other comprehensive income	2,610			—		2,610		44		—	44		2,654
Current period other comprehensive income, net	2,522			32		2,554		65		—	65		2,619
Balance as of March 31, 2017	$	(15,805	)	13		(15,792	)	(236	)	—	(236	)	(16,028	)

Schedule of amounts reclassified out of accumulated other comprehensive loss

The following represents amounts reclassified out of AOCI into income:

AOCI Component	Amount Reclassified from AOCI into income			Affected Line Item(s) Where Net Income is Presented
	Three months ended March 31,
(in thousands)	2017		2016
Interest rate swaps	$	2,654	2,453	Interest expense and Loss on derivative instruments

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Non-Qualified Deferred Compensation Plan (Tables)

3 Months Ended

Mar. 31, 2017

Compensation and Retirement Disclosure [Abstract]

Deferred Compensation Arrangement with Individual Disclosure, Postretirement Benefits [Table Text Block]

The following table reflects the balances of the assets held in the Rabbi trust and related participant account obligations in the accompanying Consolidated Balance Sheets, excluding Regency stock:

(in thousands)	March 31, 2017		December 31, 2016
Assets:
Trading securities held in trust	$	29,025	28,588
Liabilities:
Accounts payable and other liabilities	$	28,672	28,214

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Earnings per Share and Unit (Tables)

3 Months Ended

Mar. 31, 2017

Parent Company [Member]

Schedule of earnings per share

The following summarizes the calculation of basic and diluted earnings per share:

	Three months ended March 31,
(in thousands, except per share data)	2017			2016
Numerator:
(Loss) income from operations attributable to common stockholders - basic	$	(33,223	)	47,877
(Loss) income from operations attributable to common stockholders - diluted	$	(33,223	)	47,877
Denominator:
Weighted average common shares outstanding for basic EPS	126,649			97,518
Weighted average common shares outstanding for diluted EPS (1)	126,649			97,891
(Loss) income per common share – basic	$	(0.26	)	0.49
(Loss) income per common share – diluted	$	(0.26	)	0.49

⁽¹⁾ 2016 includes the dilutive impact of unvested restricted stock and shares issuable under the forward equity offering using the treasury stock method.

Partnership Interest [Member]

Schedule of earnings per share

The following summarizes the calculation of basic and diluted earnings per unit:

	Three months ended March 31,
(in thousands, except per share data)	2017			2016
Numerator:
(Loss) income from operations attributable to common unit holders - basic	$	(33,242	)	47,962
(Loss) income from operations attributable to common unit holders - diluted	$	(33,242	)	47,962
Denominator:
Weighted average common units outstanding for basic EPU	126,803			97,672
Weighted average common units outstanding for diluted EPU (1)	126,803			98,045
(Loss) income per common unit – basic	$	(0.26	)	0.49
(Loss) income per common unit – diluted	$	(0.26	)	0.49

⁽¹⁾ 2016 includes the dilutive impact of unvested restricted stock and the forward equity offering using the treasury stock method.

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Guarantor Disclosure (Tables)

3 Months Ended

Mar. 31, 2017

Condensed Financial Information of Parent Company Only Disclosure [Abstract]

Condensed Consolidating Balance Sheet

	Condensed Consolidating Balance Sheet
	As of March 31, 2017
(in thousands)	Regency Centers Corporation	Regency Centers, L.P.	Guarantor Subsidiaries (1)	Non-Guarantor Subsidiaries (1)	Eliminating Entries		Consolidated
Assets
Net real estate investments	—	381,691	2,848,920	6,973,201	(7,082	)	10,196,730
Investment in subsidiaries	6,764,503	8,899,971	—	—	(15,664,474	)	—
Other assets, net	501,581	278,521	281,315	561,104	(683,279	)	939,242
Total Assets	7,266,084	9,560,183	3,130,235	7,534,305	(16,354,835	)	11,135,972
Liabilities
Total notes payable and unsecured credit facilities	500,000	2,683,728	93,153	799,463	(669,118	)	3,407,226
Other liabilities	1,581	111,952	284,717	587,236	(21,243	)	964,243
Total Liabilities	501,581	2,795,680	377,870	1,386,699	(690,361	)	4,371,469
Equity
Shareholders' Equity	6,731,349	6,729,286	2,752,365	6,147,606	(15,629,257	)	6,731,349
Non-controlling interest	33,154	35,217	—	—	(35,217	)	33,154
Total Equity	6,764,503	6,764,503	2,752,365	6,147,606	(15,664,474	)	6,764,503
Total Liabilities and Equity	7,266,084	9,560,183	3,130,235	7,534,305	(16,354,835	)	11,135,972

Condensed Consolidating Statement of Comprehensive Income

	Condensed Consolidating Statement of Income
	For the three months ended March 31, 2017
(in thousands)	Regency Centers Corporation		Regency Centers, L.P.		Guarantor Subsidiaries (1)		Non-Guarantor Subsidiaries (1)		Eliminating Entries		Consolidated
Total revenue	—		6,646		17,958		171,527		—		196,131
Equity in subsidiaries	(20,715	)	67,935		—		—		(47,220	)	—
Total costs and expenses	—		87,293		13,605		99,678		(125	)	200,451
Income before other income and expense and income taxes	(20,715	)	(12,712	)	4,353		71,849		(47,095	)	(4,320	)
Other income (expense)	(11,856	)	(19,859	)	(329	)	(7,938	)	11,731		(28,251	)
Noncontrolling interest	(652	)	(671	)	—		—		671		(652	)
Net income attributable to shareholders	(33,223	)	(33,242	)	4,024		63,911		(34,693	)	(33,223	)

Condensed Consolidating Cash Flows

	Condensed Consolidating Statement of Cash Flows
	For the three months ended March 31, 2017
(in thousands)	Regency Centers Corporation		Regency Centers, L.P.		Guarantor Subsidiaries		Non-Guarantor Subsidiaries		Eliminating Entries		Consolidated
Net cash (used in) provided by operating activities	56,531		(41,028	)	11,837		99,153		(93,770	)	32,723
Cash flows from investing activities:
Merger with Equity One	—		(648,957	)	—		—		—		(648,957	)
Real estate development and capital improvements	—		(5,117	)	—		(61,387	)	—		(66,504	)
Proceeds from sale of real estate investments	—		1,749		—		—		—		1,749
Issuance of notes receivable	—		(510	)	—		—		—		(510	)
Investments in real estate partnerships	—		(1,688	)	—		—		—		(1,688	)
Distributions received from investments in real estate partnerships	—		25,428		—		—		—		25,428
Dividends on investment securities	—		55		—		—		—		55
Acquisition of securities	—		(3,334	)	—		—		—		(3,334	)
Distributions received from subsidiaries	268,274		—		—		—		(268,274	)	—
Proceeds from sale of securities	—		3,815		—		—		—		3,815
Net cash used in investing activities	268,274		(628,559	)	—		(61,387	)	(268,274	)	(689,946	)
Cash flows from financing activities:
Proceeds from sale of treasury stock	—		76		—		—		—		76
Repurchase of common shares in conjunction with equity award plans	(18,275	)	(18,275	)	—		—		18,275		(18,275	)
Redemption of preferred stock and partnership units	(250,000	)	(250,000	)	—		—		250,000		(250,000	)
Distributions to limited partners in consolidated partnerships, net	—		(786	)	—		—		—		(786	)
Distributions to exchangeable operating partnership unit holders	—		(79	)	—		—		—		(79	)
Dividends paid to common stockholders	(53,289	)	(53,289	)	(11,640	)	(25,599	)	90,528		(53,289	)
Dividends paid to preferred stockholders	(3,241	)	(3,241	)	—		—		3,241		(3,241	)
Proceeds from issuance of fixed rate unsecured notes, net	—		646,424		—		—		—		646,424
Proceeds from unsecured credit facilities	—		740,000		—		—		—		740,000
Repayment of unsecured credit facilities	—		(360,000	)	—				—		(360,000	)
Proceeds from notes payable	—		—		—		1,577		—		1,577
Repayment of notes payable	—		—		(197	)	(11,225	)	—		(11,422	)
Scheduled principal payments	—		—		—		(1,367	)	—		(1,367	)
Payment of loan costs	—		(7,644	)	—		(1,152	)	—		(8,796	)
Net cash provided by (used in) financing activities	(324,805	)	693,186		(11,837	)	(37,766	)	362,044		680,822
Net increase (decrease) in cash and cash equivalents	—		23,599		—		—		—		23,599
Cash and cash equivalents at beginning of the period	—		13,256		—		—		—		13,256
Cash and cash equivalents at end of the period	—		36,855		—		—		—		36,855

XML

Organization and Principles of Consolidation (Details) shares in Millions	3 Months Ended
	Mar. 31, 2017 retail_shopping_center shares
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Document Period End Date	Mar. 31, 2017
Operations commenced date	Dec. 31, 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	313
Unconsolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	116
Partially Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	127
Consolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	11
Parent Company [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Conversion of Stock, Conversion Ratio	0.45
Shares of common stock issued for merger (in shares) | shares	65.5
Ownership percentage of outstanding common partnership units	99.90%
Minimum [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Equity Method Investment, Accretion Period	10 years
Maximum [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Equity Method Investment, Accretion Period	40 years

XML

Organization and Principles of Consolidation Variable Interest Entities (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Dec. 31, 2016
Variable Interest Entity [Line Items]
Document Period End Date	Mar. 31, 2017
Variable Interest Entity, Consolidated, Carrying Amount, Liabilities	$ 9,757	$ 8,175
Noncontrolling Interest in Variable Interest Entity	17,709	17,565
Real Estate [Member]
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Assets	89,682	86,440
Cash and Cash Equivalents [Member]
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Assets	$ 3,516	$ 3,444

XML

Organization and Principles of Consolidation Recent Accounting Pronouncements (Details) $ in Millions	Mar. 31, 2017 USD ($)
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
New Accounting Pronouncement or Change in Accounting Principle, Cumulative Effect of Change on Equity or Net Assets	$ 8.0

XML

Real Estate Investments Business Acquisitions (Details) shares in Thousands		3 Months Ended
	Mar. 01, 2017 USD ($) property shares	Mar. 31, 2017 USD ($) a shares	Mar. 31, 2016 USD ($)
Business Acquisition [Line Items]
Purchase Price		$ 9,500,000	$ 35,294,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities		0	$ 0
Equity One Inc. [Member]
Business Acquisition [Line Items]
Number of real estate properties acquired | property	121
Shares of common stock issued for merger (in shares) | shares	65,495
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities	$ 1,509,212,000
Intangible assets	$ 500,645,000
Business Combination, Pro Forma Information, Revenue of Acquiree since Acquisition Date, Actual		$ 34,936,000
Garden City [Member]
Business Acquisition [Line Items]
Date Purchased		Mar. 06, 2017
Property Name		The Field at Commonwealth
City/State		Chantilly, VA
Business Acquisition, Percentage of Voting Interests Acquired		100.00%
Purchase Price		$ 9,500,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities		$ 0
The Market at Springwoods Village [Member]
Business Acquisition [Line Items]
Date Purchased			Mar. 04, 2016
Property Name			The Market at Springwoods Village (1)
City/State			Houston, TX
Business Acquisition, Percentage of Voting Interests Acquired			53.00%
Purchase Price			$ 17,994,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities			0
Non-controlling interest recorded, fair value			$ 8,400,000
Pinecrest Place [Member] [Member]
Business Acquisition [Line Items]
Land Subject to Ground Leases | a		10.67
Date Purchased		Mar. 08, 2017
Property Name		Pinecrest Place (1)
City/State		Miami, FL
Business Acquisition, Percentage of Voting Interests Acquired		100.00%
Purchase Price		$ 0
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities		$ 0
Garden City [Member]
Business Acquisition [Line Items]
Date Purchased			Feb. 22, 2016
Property Name			Garden City Park
City/State			Garden City Park, NY
Business Acquisition, Percentage of Voting Interests Acquired			100.00%
Purchase Price			$ 17,300,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities			0
Parent Company [Member]
Business Acquisition [Line Items]
Conversion of Stock, Conversion Ratio		0.45
Shares of common stock issued for merger (in shares) | shares		65,500
Partially Owned Properties [Member] | Equity One Inc. [Member]
Business Acquisition [Line Items]
Number of real estate properties acquired | property	8
Off-Market Favorable Lease [Member]
Business Acquisition [Line Items]
Intangible assets		$ 0	10,171,000
Off-Market Favorable Lease [Member] | Garden City [Member]
Business Acquisition [Line Items]
Intangible assets		0
Off-Market Favorable Lease [Member] | The Market at Springwoods Village [Member]
Business Acquisition [Line Items]
Intangible assets			0
Off-Market Favorable Lease [Member] | Pinecrest Place [Member] [Member]
Business Acquisition [Line Items]
Intangible assets		0
Off-Market Favorable Lease [Member] | Garden City [Member]
Business Acquisition [Line Items]
Intangible assets			10,171,000
Off-Market Lease, Unfavorable [Member]
Business Acquisition [Line Items]
Intangible assets		0	2,940,000
Off-Market Lease, Unfavorable [Member] | Garden City [Member]
Business Acquisition [Line Items]
Intangible assets		0
Off-Market Lease, Unfavorable [Member] | The Market at Springwoods Village [Member]
Business Acquisition [Line Items]
Intangible assets			0
Off-Market Lease, Unfavorable [Member] | Pinecrest Place [Member] [Member]
Business Acquisition [Line Items]
Intangible assets		$ 0
Off-Market Lease, Unfavorable [Member] | Garden City [Member]
Business Acquisition [Line Items]
Intangible assets			$ 2,940,000

XML

Real Estate Investments Business Acquisitions, Pro Forma Information (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016	Mar. 01, 2017
Business Acquisition, Pro Forma Information [Line Items]
Business Combination, Transaction Costs	$ 69,800
Business Acquisition, Pro Forma Revenue	265,174	$ 250,042
Business Acquisition, Pro Forma Income (Loss) from Continuing Operations before Changes in Accounting and Extraordinary Items, Net of Tax	67,397	(51,437)
Business Acquisition, Pro Forma Net Income (Loss)	$ 54,809	$ (57,012)
Business Acquisition, Pro Forma Earnings Per Share, Basic	$ 0.0032	$ (0.0035)
Business Acquisition, Pro Forma Earnings Per Share, Diluted	$ 0.0032	$ (0.0035)
Equity One Inc. [Member]
Business Acquisition, Pro Forma Information [Line Items]
Business Combination, Pro Forma Information, Revenue of Acquiree since Acquisition Date, Actual	$ 34,936
Land			$ 3,093,797
Business Acquisition, Pro Forma Net Income (Loss)	$ (22,296)

XML

Real Estate Investments Acquired Finite-Lived Intangibles Acquired as Part of a Business Combination (Details)	Mar. 01, 2017
Acquired Lease Intangible Liabilities [Member] | Equity One Inc. [Member]
Acquired Finite-Lived Intangible Assets [Line Items]
Weighted Average Accretion Period of Intangible Liabilities	22 years 3 months 7 days

XML

Real Estate Investments Total Purchase Price (Details) - Equity One Inc. [Member] $ / shares in Units, shares in Thousands, $ in Thousands	Mar. 01, 2017 USD ($) $ / shares shares
Business Acquisition [Line Items]
Shares of common stock issued for merger (in shares) | shares	65,495
Closing stock price (in usd per share) | $ / shares	$ 68.40
Value of common stock issued for merger	$ 4,471,808
Debt repaid	716,278
Other cash payments	5,019
Total purchase price	$ 5,193,105

XML

Real Estate Investments Assets Acquired and Liabilities Assumed (Details) - USD ($) $ in Thousands	Mar. 31, 2017	Mar. 01, 2017	Mar. 31, 2016
Business Acquisition [Line Items]
Total liabilities assumed	$ 0		$ 0
Equity One Inc. [Member]
Business Acquisition [Line Items]
Land		$ 3,093,797
Building and improvements		2,802,319
Properties in development		70,179
Properties held for sale		19,600
Investments in unconsolidated real estate partnerships		103,566
Real estate assets		6,089,461
Cash, accounts receivable and other assets		112,211
Intangible assets		500,645
Total assets acquired		6,702,317
Notes payable		757,399
Accounts payable, accrued expenses, and other liabilities		120,370
Lease intangible liabilities		631,443
Total liabilities assumed		1,509,212
Total purchase price		$ 5,193,105

XML

Property Dispositions (Details) $ in Thousands	3 Months Ended
	Mar. 31, 2017 USD ($) property	Mar. 31, 2016 USD ($) property
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Proceeds from sale of real estate investments	$ 1,749	$ 34,321
Net income attributable to shareholders	415	12,868
Revenues	196,131
Provision for impairment	$ 0	$ (866)
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%	100.00%
Parent Company [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Proceeds from sale of real estate investments	$ 1,749	$ 32,261
Net income attributable to shareholders	415	12,868
Revenues	196,131	149,628
Operating expenses	200,451	95,876
Provision for impairment	$ 0	$ (1,666)
Operating Segments [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of Real Estate Properties Sold | property	0	3
Land [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of Real Estate Properties Sold | property	2	5

XML

Notes Payable and Unsecured Credit Facilities (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016	Dec. 31, 2016
Debt Instrument [Line Items]
Repayments of Notes Payable	$ 11,422
Maturities of Long-term Debt [Abstract]
2017	84,335
2018	151,457
2019	230,653
2020	544,518
2021	298,194
Beyond 5 Years	2,111,306
Unamortized debt premium/(discount) and issuance costs	(13,237)
Long-term Debt	3,407,226		$ 1,642,420
Fixed Rate Mortgage Loans [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt	607,173		384,786
Notes Payable to Banks [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt	2,749,202		1,363,925
Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	658,024		278,495
Maturities of Long-term Debt [Abstract]
Long-term Debt	2,025,705		892,170
Line of Credit [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	95,000		15,000
Term Loan [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	563,024		263,495
Parent Company [Member]
Debt Instrument [Line Items]
Repayments of Notes Payable	$ 11,422	$ 27,281
Fellsway $28.1M, Swap fixed 3.696% [Member] | Mortgages [Member]
Debt Instrument [Line Items]
Debt Instrument, Interest Rate, Effective Percentage	3.70%
Blackrock $20M, Swap fixed 2.803% [Member] | Mortgages [Member]
Debt Instrument [Line Items]
Debt Instrument, Interest Rate, Effective Percentage	2.80%
Scheduled Principal Payments [Member] | Mortgages [Member]
Maturities of Long-term Debt [Abstract]
2017	$ 8,824
2018	11,481
2019	11,251
2020	10,107
2021	9,193
Beyond 5 Years	41,308
Unamortized debt premium/(discount) and issuance costs	0
Long-term Debt	92,164
Mortgage Loan Maturities [Member] | Mortgages [Member]
Maturities of Long-term Debt [Abstract]
2017	75,511
2018	139,976
2019	124,402
2020	84,411
2021	39,001
Beyond 5 Years	154,998
Unamortized debt premium/(discount) and issuance costs	13,035
Long-term Debt	631,334
Unsecured Maturities [Member] | Unsecured Debt [Member]
Maturities of Long-term Debt [Abstract]
2017	0
2018	0
2019	95,000
2020	450,000
2021	250,000
Beyond 5 Years	1,915,000
Unamortized debt premium/(discount) and issuance costs	(26,272)
Long-term Debt	2,683,728
London Interbank Offered Rate (LIBOR) [Member] | Variable Rate Mortgage Loans [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt	116,324		$ 86,969
Derivative @ 2.196% 28.1M [Member]
Debt Instrument [Line Items]
Derivative, Notional Amount	28,100
Derivative @ 1.30250% 20.0M [Member]
Debt Instrument [Line Items]
Derivative, Notional Amount	$ 20,000
Contractual Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	1.80%
Contractual Rate [Member] | Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	5.60%
Contractual Rate [Member] | Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.13%
Contractual Rate [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.10%
Contractual Rate [Member] | Term Loan [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.40%
Effective Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	1.90%
Effective Rate [Member] | Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	5.70%
Effective Rate [Member] | Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.29%
Effective Rate [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.60%
Effective Rate [Member] | Term Loan [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.40%

XML

Notes Payable and Unsecured Credit Facilities Weighted Average Debt Rates (Details)	Mar. 31, 2017
Effective Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	1.90%
Effective Rate [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.60%
Effective Rate [Member] | Term Loan [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.40%
Contractual Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	1.80%
Contractual Rate [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.10%
Contractual Rate [Member] | Term Loan [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.40%

XML

Notes Payable and Unsecured Credit Facilities Narrative (Details)			1 Months Ended
	Mar. 01, 2017 USD ($) tranche	Feb. 16, 2017 USD ($)	Mar. 31, 2017 USD ($)	Jan. 31, 2017 USD ($)
Debt Instrument [Line Items]
2017			$ 84,335,000
Senior Notes [Member] | Notes Due February 1, 2047 [Member]
Debt Instrument [Line Items]
Face amount				$ 300,000,000
Stated rate				4.40%
Discount percent				0.9911
Term Loans [Member] | Notes Due December 2, 2020 [Member]
Debt Instrument [Line Items]
Face amount	$ 300,000,000
Interest rate floor	1.824%
Series 6 [Member]
Debt Instrument [Line Items]
Preferred Stock, Redemption Value		$ 250,000,000
Preferred Stock, Dividend Rate, Percentage		6.625%
Equity One Inc. [Member] | Senior Notes [Member] | Notes Due 2027 [Member]
Debt Instrument [Line Items]
Face amount				$ 350,000,000.0
Stated rate				3.60%
Discount percent				0.99741
Equity One Inc. [Member] | Senior Notes [Member] | Notes Maturing 2022 [Member]
Debt Instrument [Line Items]
Stated rate	3.75%
Debt assumed in acquisition	$ 300,000,000
Equity One Inc. [Member] | Senior Notes [Member] | Private Placement Notes Maturing 2026 [Member]
Debt Instrument [Line Items]
Debt assumed in acquisition	$ 200,000,000
Number of tranches | tranche	2
Tranche value	$ 100,000,000
Equity One Inc. [Member] | Term Loans [Member] | Equity One Term Loan [Member]
Debt Instrument [Line Items]
Debt repaid			250,000,000
Equity One Inc. [Member] | Term Loans [Member] | Equity One Term Loan [Member]
Debt Instrument [Line Items]
Debt repaid			300,000,000
Equity One Inc. [Member] | Mortgages [Member] | Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt assumed in acquisition	226,300,000
Equity One Inc. [Member] | Mortgages [Member] | Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt assumed in acquisition	$ 27,800,000
Accordion Feature [Member] | Equity One Inc. [Member]
Debt Instrument [Line Items]
Increase in borrowing capacity			1,000,000,000
Maximum borrowing capacity			500,000,000
Tranche One [Member] | Equity One Inc. [Member] | Senior Notes [Member] | Private Placement Notes Maturing 2026 [Member]
Debt Instrument [Line Items]
Stated rate	3.81%
Tranche Two [Member] | Equity One Inc. [Member] | Senior Notes [Member] | Private Placement Notes Maturing 2026 [Member]
Debt Instrument [Line Items]
Stated rate	3.91%
Mortgage Loan Maturities [Member] | Mortgages [Member]
Debt Instrument [Line Items]
2017			$ 75,511,000
Minimum [Member] | Equity One Inc. [Member] | Mortgages [Member] | Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Stated rate	3.76%
Maximum [Member] | Equity One Inc. [Member] | Mortgages [Member] | Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Stated rate	7.94%

XML

Derivatives (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016	Dec. 31, 2016
Derivative [Line Items]
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	$ (68)	$ (16,785)
Amount reclassified from accumulated other comprehensive loss	(2,654)	(2,453)
Derivative Instruments, Gain (Loss) Recognized in Income, Ineffective Portion and Amount Excluded from Effectiveness Testing, Net	0	$ 0
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	$ 10,500
Derivative $33M Swap [Member]
Derivative [Line Items]
Derivative, Inception Date	Dec. 01, 2016
Derivative, Maturity Date	Nov. 01, 2023
Derivative, Notional Amount	$ 33,000
Derivative, Description of Variable Rate Basis	1 Month LIBOR
Derivative, Fixed Interest Rate	1.49%
Interest Rate Cash Flow Hedge Asset at Fair Value	$ (1,101)		$ (1,013)
Derivative @ 1.048% 200K [Member]
Derivative [Line Items]
Derivative, Inception Date	Aug. 01, 2016
Derivative, Maturity Date	Jan. 05, 2022
Derivative, Notional Amount	$ 265,000
Derivative, Description of Variable Rate Basis	1 Month LIBOR with Floor
Derivative, Fixed Interest Rate	1.053%
Interest Rate Cash Flow Hedge Asset at Fair Value	$ (10,469)		(9,889)
Derivative @ 2.196% 28.1M [Member]
Derivative [Line Items]
Derivative, Inception Date	Oct. 16, 2013
Derivative, Maturity Date	Oct. 16, 2020
Derivative, Notional Amount	$ 28,100
Derivative, Description of Variable Rate Basis	1 Month LIBOR
Derivative, Fixed Interest Rate	2.196%
Interest Rate Cash Flow Hedge Liability at Fair Value	$ (440)		(580)
Derivative $300M Term [Member]
Derivative [Line Items]
Derivative, Inception Date	Apr. 03, 2017
Derivative, Maturity Date	Dec. 02, 2020
Derivative, Notional Amount	$ 300,000
Derivative, Description of Variable Rate Basis	1 Month LIBOR with Floor
Derivative, Fixed Interest Rate	1.824%
Interest Rate Cash Flow Hedge Liability at Fair Value	$ (593)		0
Swap [Member]
Derivative [Line Items]
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	$ 8,400
Derivative @ 1.30250% 20.0M [Member]
Derivative [Line Items]
Derivative, Inception Date	Apr. 07, 2016
Derivative, Maturity Date	Apr. 01, 2023
Derivative, Notional Amount	$ 20,000
Derivative, Description of Variable Rate Basis	1 Month LIBOR
Derivative, Fixed Interest Rate	1.3025%
Interest Rate Cash Flow Hedge Asset at Fair Value	$ (770)		(720)
Fair Value, Measurements, Recurring [Member]
Derivative [Line Items]
Interest Rate Cash Flow Hedge Asset at Fair Value	(12,340)		(11,622)
Interest Rate Cash Flow Hedge Liability at Fair Value	(1,033)		(580)
Fair Value, Inputs, Level 2 [Member] | Fair Value, Measurements, Recurring [Member]
Derivative [Line Items]
Interest Rate Cash Flow Hedge Asset at Fair Value	(12,340)		(11,622)
Interest Rate Cash Flow Hedge Liability at Fair Value	(1,033)		(580)
Interest Rate Cash Flow Hedge Derivative at Fair Value, Net	$ 11,307		$ 11,042

XML

Fair Value Measurements (Details) - USD ($) $ in Thousands	3 Months Ended		12 Months Ended
	Mar. 31, 2017	Mar. 31, 2016	Dec. 31, 2016
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes receivable	$ 10,992		$ 10,481
Notes payable	2,749,202		1,363,925
Unsecured credit facilities	658,024		278,495
Provision for impairment	0	$ (866)
Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	29,025		28,588
Available-for-sale Securities	7,543		7,420
Interest Rate Derivative Assets, at Fair Value	12,340		11,622
Total	48,908		47,630
Derivative instruments, at fair value	(1,033)		(580)
Fair Value, Inputs, Level 1 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	29,025		28,588
Available-for-sale Securities	0		0
Interest Rate Derivative Assets, at Fair Value	0		0
Total	29,025		28,588
Derivative instruments, at fair value	0		0
Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Payable, Fair Value	2,832,355		1,435,000
Fair Value, Inputs, Level 2 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	0		0
Available-for-sale Securities	7,543		7,420
Interest Rate Derivative Assets, at Fair Value	12,340		11,622
Total	19,883		19,042
Derivative instruments, at fair value	(1,033)		(580)
Fair Value, Inputs, Level 3 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Receivable, Fair Value	10,877		10,380
Fair Value, Inputs, Level 3 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	0		0
Available-for-sale Securities	0		0
Interest Rate Derivative Assets, at Fair Value	0		0
Total	0		0
Derivative instruments, at fair value	$ 0		$ 0
Unsecured Credit Facilities [Member] | Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	1.70%		1.50%
Unsecured Credit Facilities [Member] | Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	1.70%		1.60%
Unsecured Credit Facilities [Member] | Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Unsecured credit facilities, Fair Value	$ 660,000		$ 279,700
Notes Payable, Other Payables [Member] | Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	3.00%		2.90%
Notes Payable, Other Payables [Member] | Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	3.80%		3.90%
Notes Receivable [Member] | Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	7.30%		7.20%
Notes Receivable [Member] | Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	7.30%		7.20%

XML

Equity and Capital Equity and Capital - Common Stock (Details)		1 Months Ended	3 Months Ended
	Feb. 16, 2017 USD ($)	Jan. 31, 2017 USD ($)	Mar. 31, 2017 USD ($) $ / shares shares	Mar. 31, 2016 USD ($) $ / shares shares	Dec. 31, 2016 USD ($)	Dec. 31, 2015 USD ($)
Class of Stock [Line Items]
Long-term Debt, Maturities, Repayments of Principal in Year Two			$ 151,457,000
Long-term Debt, Maturities, Repayments of Principal in Year Three			$ 230,653,000
Maximum [Member]
Class of Stock [Line Items]
Equity Issuances, Common Shares Authorized for Issuance | shares			200,000,000
Equity Offering, Common Shares Authorized for Issuance | shares			3,100,000
Forward Equity Offering, Common Shares available for issue | shares			1,250,000
AOCI Including Portion Attributable to Noncontrolling Interest [Member]
Class of Stock [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax			$ 2,654,000	$ 2,453,000
Accumulated other comprehensive loss			$ (16,028,000)	(73,846,000)	$ (18,647,000)	$ (59,478,000)
Common Stock [Member]
Class of Stock [Line Items]
Forward Equity Offering, Agreement Price Per Share, Common Stock | $ / shares			$ 75.25
Accumulated Other Comprehensive Income (Loss) [Member]
Class of Stock [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax			$ 2,610,000	2,417,000
Accumulated other comprehensive loss			$ (15,792,000)	$ (72,893,000)	(18,346,000)	$ (58,693,000)
ATM Equity Offering Program [Member]
Class of Stock [Line Items]
Shares issued | shares				182,787
Weighted Average Price Per Share | $ / shares				$ 68.85
Net proceeds from common stock issuance				$ 12,584,000
Payments for Commissions				157,000
Forward Equity Offering [Member]
Class of Stock [Line Items]
Shares issued | shares			1,850,000
Net proceeds from common stock issuance			$ 137,500,000
Parent Company [Member]
Class of Stock [Line Items]
Accumulated other comprehensive loss			(15,791,000)		$ (18,346,000)
Net proceeds from common stock issuance			$ 0	$ 12,293,000
Conversion of Stock, Conversion Ratio			0.45
Shares of common stock issued for merger (in shares) | shares			65,500,000
Series 6 [Member]
Class of Stock [Line Items]
Stated rate on preferred stock	6.625%
Redemption value	$ 250,000,000
Series 6 [Member] | Parent Company [Member]
Class of Stock [Line Items]
Preferred Stock, Liquidation Preference, Value			$ 250,000,000
Stated rate on preferred stock			6.625%
Preferred Stock, Redemption Price Per Share | $ / shares			$ 25.21
Redemption value			$ 252,000,000
Notes Due February 1, 2047 [Member] | Senior Notes [Member]
Class of Stock [Line Items]
Term of debt		30 years
Face amount		$ 300,000,000

XML

Equity and Capital - Accumulated Other Comprehensive Income (Loss) (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Accumulated Other Comprehensive Income Loss [Roll Forward]
Current period other comprehensive income, net	$ 2,620	$ (14,368)
Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(88)	(16,581)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(18,327)	(58,650)
Current period other comprehensive income, net	2,522	(14,164)
Ending balance	(15,805)	(72,814)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,610	2,417
Accumulated Net Investment Gain (Loss) Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	0	0
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	0	0
Current period other comprehensive income, net	0	0
Ending balance	0	0
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	0	0
AOCI Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	21	(204)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(301)	(785)
Current period other comprehensive income, net	65	(168)
Ending balance	(236)	(953)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	44	36
AOCI Including Portion Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(35)	(16,821)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(18,647)	(59,478)
Current period other comprehensive income, net	2,619	(14,368)
Ending balance	(16,028)	(73,846)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,654	2,453
Accumulated Net Unrealized Investment Gain (Loss) [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	32	(36)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(19)	(43)
Current period other comprehensive income, net	32	(36)
Ending balance	13	(79)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	0	0
Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(56)	(16,617)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(18,346)	(58,693)
Current period other comprehensive income, net	2,554	(14,200)
Ending balance	(15,792)	(72,893)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,610	2,417
Accumulated Net Gain (Loss) from Cash Flow Hedges Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	21	(204)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(301)	(785)
Current period other comprehensive income, net	65	(168)
Ending balance	(236)	(953)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	44	36
Partnership Interest [Member]
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(18,346)
Current period other comprehensive income, net	2,618	$ (14,368)
Ending balance	$ (15,791)

XML

Stock-Based Compensation (Details) - Restricted Stock [Member]	3 Months Ended
	Mar. 31, 2017 $ / shares shares
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Shares granted | shares	211,065
Weighted average grant date fair value (in dollars per share) | $ / shares	$ 71.92

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Non-Qualified Deferred Compensation Plan (Details) - Parent Company [Member] - USD ($) $ in Thousands	Mar. 31, 2017	Dec. 31, 2016
Deferred Compensation Arrangement with Individual, Postretirement Benefits [Line Items]
Deferred Compensation Plan Assets	$ 29,025	$ 28,588
Deferred Compensation Liability, Current and Noncurrent	$ 28,672	$ 28,214

XML

Earnings per Share and Unit (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Earnings Per Share [Abstract]
Net income attributable to common stockholders	$ (33,223)
Income per common unit - diluted
Weighted Average Limited Partnership Units Outstanding, Basic	154,170	154,170,000
Parent Company [Member]
Earnings Per Share [Abstract]
Net income attributable to common stockholders	$ (33,223)	$ 47,877
Weighted average common units outstanding for basic EPU (in shares)	126,649,000	97,518,000
Weighted average common units outstanding for diluted EPU (in shares)	126,649,000	97,891,000
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ (0.26)	$ 0.49
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ (0.26)	$ 0.49
Partnership Interest [Member]
Earnings Per Share [Abstract]
Weighted average common units outstanding for basic EPU (in shares)	126,803,000	97,672,000
Weighted average common units outstanding for diluted EPU (in shares)	126,803,000	98,045,000
Income per common unit - basic
Continuing operations (in dollars per share)	$ (0.26)	$ 0.49
Income per common unit - diluted
Continuing operations (in dollars per share)	$ (0.26)	$ 0.49
Continuing Operations [Member] | Parent Company [Member]
Earnings Per Share [Abstract]
Net income attributable to common stockholders	$ (33,223)	$ 47,877
Net income for common stock unit/holders - diluted	(33,223)	47,877
Continuing Operations [Member] | Partnership Interest [Member]
Earnings Per Share [Abstract]
Net income attributable to common stockholders	(33,242)	47,962
Net income for common stock unit/holders - diluted	$ (33,242)	$ 47,962

XML

Commitments and Contingencies, Letters of Credit (Details) - USD ($)	Mar. 31, 2017	Dec. 31, 2016
Commitments and Contingencies Disclosure [Abstract]
Line of Credit Facility, Maximum Borrowing Capacity	$ 50,000,000
Letters of Credit Outstanding, Amount	$ 7,300,000	$ 5,800,000

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Guarantor Disclosure - Condensed Consolidating Balance Sheet (Details) - USD ($) $ in Thousands	1 Months Ended
	Mar. 31, 2017	Dec. 31, 2016	Mar. 31, 2016	Dec. 31, 2015
Condensed Balance Sheet Statements, Captions [Line Items]
Net real estate investments	$ 10,196,730
Investment in subsidiaries	0
Other assets, net	939,242
Total assets	11,135,972
Total notes payable and unsecured credit facilities	3,407,226	$ 1,642,420
Other liabilities	964,243
Total liabilities	4,371,469
Stockholders Equity, excluding portion attributable to non controlling interest	6,731,349
Shareholders' Equity	6,764,503	2,624,502	$ 2,082,373	$ 2,082,620
Stockholders' Equity Attributable to Noncontrolling Interest	33,154
Total liabilities and equity	11,135,972
Eliminating Entries [Member]
Condensed Balance Sheet Statements, Captions [Line Items]
Net real estate investments	(7,082)
Investment in subsidiaries	(15,664,474)
Other assets, net	(683,279)
Total assets	(16,354,835)
Total notes payable and unsecured credit facilities	(669,118)
Other liabilities	(21,243)
Total liabilities	(690,361)
Stockholders Equity, excluding portion attributable to non controlling interest	(15,629,257)
Shareholders' Equity	(15,664,474)
Stockholders' Equity Attributable to Noncontrolling Interest	(35,217)
Total liabilities and equity	(16,354,835)
Regency Centers, L.P. [Member] | Reportable Legal Entities [Member]
Condensed Balance Sheet Statements, Captions [Line Items]
Net real estate investments	381,691
Investment in subsidiaries	8,899,971
Other assets, net	278,521
Total assets	9,560,183
Total notes payable and unsecured credit facilities	2,683,728
Other liabilities	111,952
Total liabilities	2,795,680
Stockholders Equity, excluding portion attributable to non controlling interest	6,729,286
Shareholders' Equity	6,764,503
Stockholders' Equity Attributable to Noncontrolling Interest	35,217
Total liabilities and equity	9,560,183
Regency Centers Corporation [Member] | Reportable Legal Entities [Member]
Condensed Balance Sheet Statements, Captions [Line Items]
Net real estate investments	0
Investment in subsidiaries	6,764,503
Other assets, net	501,581
Total assets	7,266,084
Total notes payable and unsecured credit facilities	500,000
Other liabilities	1,581
Total liabilities	501,581
Stockholders Equity, excluding portion attributable to non controlling interest	6,731,349
Shareholders' Equity	6,764,503
Stockholders' Equity Attributable to Noncontrolling Interest	33,154
Total liabilities and equity	7,266,084
Guarantor Subsidiaries [Member] | Reportable Legal Entities [Member]
Condensed Balance Sheet Statements, Captions [Line Items]
Net real estate investments	2,848,920
Investment in subsidiaries	0
Other assets, net	281,315
Total assets	3,130,235
Total notes payable and unsecured credit facilities	93,153
Other liabilities	284,717
Total liabilities	377,870
Stockholders Equity, excluding portion attributable to non controlling interest	2,752,365
Shareholders' Equity	2,752,365
Stockholders' Equity Attributable to Noncontrolling Interest	0
Total liabilities and equity	3,130,235
Non-Guarantor Subsidiaries [Member] | Reportable Legal Entities [Member]
Condensed Balance Sheet Statements, Captions [Line Items]
Net real estate investments	6,973,201
Investment in subsidiaries	0
Other assets, net	561,104
Total assets	7,534,305
Total notes payable and unsecured credit facilities	799,463
Other liabilities	587,236
Total liabilities	1,386,699
Stockholders Equity, excluding portion attributable to non controlling interest	6,147,606
Shareholders' Equity	6,147,606
Stockholders' Equity Attributable to Noncontrolling Interest	0
Total liabilities and equity	7,534,305
Notes Payable to Banks [Member]
Condensed Balance Sheet Statements, Captions [Line Items]
Total notes payable and unsecured credit facilities	2,749,202	$ 1,363,925
Notes Payable to Banks [Member] | Equity One Term Loan1 [Member] | Equity One Inc. [Member]
Condensed Balance Sheet Statements, Captions [Line Items]
Repayments of Unsecured Debt	$ 300,000

XML

Guarantor Disclosure - Condensed Consolidating Statement of Comprehensive Income (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Condensed Statement of Income Captions [Line Items]
Total revenue	$ 196,131
Equity in subsidiaries	0
Total costs and expenses	200,451
Income before other income and expense and income taxes	4,320
Equity in income of investments in real estate partnerships	(28,251)
Noncontrolling interest	(652)
Net Income (Loss) Available to Common Stockholders, Basic	(33,223)
Net income	(20,715)	$ 53,577
Other comprehensive income (loss)	2,620	$ (14,368)
Eliminating Entries [Member]
Condensed Statement of Income Captions [Line Items]
Total revenue	0
Equity in subsidiaries	(47,220)
Total costs and expenses	(125)
Income before other income and expense and income taxes	47,095
Equity in income of investments in real estate partnerships	11,731
Noncontrolling interest	671
Net Income (Loss) Available to Common Stockholders, Basic	(34,693)
Regency Centers, L.P. [Member] | Reportable Legal Entities [Member]
Condensed Statement of Income Captions [Line Items]
Total revenue	6,646
Equity in subsidiaries	67,935
Total costs and expenses	87,293
Income before other income and expense and income taxes	12,712
Equity in income of investments in real estate partnerships	(19,859)
Noncontrolling interest	(671)
Net Income (Loss) Available to Common Stockholders, Basic	(33,242)
Regency Centers Corporation [Member] | Reportable Legal Entities [Member]
Condensed Statement of Income Captions [Line Items]
Total revenue	0
Equity in subsidiaries	(20,715)
Total costs and expenses	0
Income before other income and expense and income taxes	20,715
Equity in income of investments in real estate partnerships	(11,856)
Noncontrolling interest	(652)
Net Income (Loss) Available to Common Stockholders, Basic	(33,223)
Guarantor Subsidiaries [Member] | Reportable Legal Entities [Member]
Condensed Statement of Income Captions [Line Items]
Total revenue	17,958
Equity in subsidiaries	0
Total costs and expenses	13,605
Income before other income and expense and income taxes	(4,353)
Equity in income of investments in real estate partnerships	(329)
Noncontrolling interest	0
Net Income (Loss) Available to Common Stockholders, Basic	4,024
Non-Guarantor Subsidiaries [Member] | Reportable Legal Entities [Member]
Condensed Statement of Income Captions [Line Items]
Total revenue	171,527
Equity in subsidiaries	0
Total costs and expenses	99,678
Income before other income and expense and income taxes	(71,849)
Equity in income of investments in real estate partnerships	(7,938)
Noncontrolling interest	0
Net Income (Loss) Available to Common Stockholders, Basic	$ 63,911

XML

Guarantor Disclosure - Condensed Consolidating Statement of Cash Flows (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2017	Mar. 31, 2016
Condensed Cash Flow Statements, Captions [Line Items]
Net cash (used in) provided by operating activities	$ 32,723
Merger with Equity One	(648,957)
Real estate development and capital improvements	(66,504)
Proceeds from sale of real estate investments	1,749	$ 34,321
Proceeds from sale of real estate investments	(510)
Investments in real estate partnerships	(1,688)
Distributions received from investments in real estate partnerships	25,428
Dividends on investment securities	55
Acquisition of securities	(3,334)
Distribution received from subsidiary	0
Repayment from subsidiary	0
Proceeds from sale of securities	(3,815)
Net cash used in investing activities	(689,946)
Proceeds from sale of treasury stock	76
Repurchase of common shares in conjunction with equity award plans	(18,275)
Redemption of preferred stock and partnership units	(250,000)
Distributions to limited partners in consolidated partnerships, net	(786)
Distributions to exchangeable operating partnership unit holders	(79)
Dividends paid to common stockholders	(53,289)
Dividends paid to preferred stockholders	(3,241)
Proceeds from issuance of fixed rate unsecured notes, net	646,424
Proceeds from unsecured credit facilities	740,000
Repayment of unsecured credit facilities	(360,000)
Proceeds from notes payable	1,577
Repayment of notes payable	(11,422)
Scheduled principal payments	(1,367)
Payment of loan costs	(8,796)
Net cash provided by (used in) financing activities	680,822
Net increase (decrease) in cash and cash equivalents	23,599
Cash and cash equivalents at beginning of the period	13,256
Cash and cash equivalents at end of the period	36,855
Eliminating Entries [Member]
Condensed Cash Flow Statements, Captions [Line Items]
Net cash (used in) provided by operating activities	(93,770)
Merger with Equity One	0
Real estate development and capital improvements	0
Proceeds from sale of real estate investments	0
Proceeds from sale of real estate investments	0
Investments in real estate partnerships	0
Distributions received from investments in real estate partnerships	0
Dividends on investment securities	0
Acquisition of securities	0
Distribution received from subsidiary	(268,274)
Repayment from subsidiary	0
Proceeds from sale of securities	0
Net cash used in investing activities	(268,274)
Proceeds from sale of treasury stock	0
Repurchase of common shares in conjunction with equity award plans	18,275
Redemption of preferred stock and partnership units	250,000
Distributions to limited partners in consolidated partnerships, net	0
Distributions to exchangeable operating partnership unit holders	0
Dividends paid to common stockholders	90,528
Dividends paid to preferred stockholders	3,241
Proceeds from issuance of fixed rate unsecured notes, net	0
Proceeds from unsecured credit facilities	0
Repayment of unsecured credit facilities	0
Proceeds from notes payable	0
Repayment of notes payable	0
Scheduled principal payments	0
Payment of loan costs	0
Net cash provided by (used in) financing activities	362,044
Net increase (decrease) in cash and cash equivalents	0
Cash and cash equivalents at beginning of the period	0
Cash and cash equivalents at end of the period	0
Regency Centers, L.P. [Member] | Reportable Legal Entities [Member]
Condensed Cash Flow Statements, Captions [Line Items]
Net cash (used in) provided by operating activities	(41,028)
Merger with Equity One	(648,957)
Real estate development and capital improvements	(5,117)
Proceeds from sale of real estate investments	1,749
Proceeds from sale of real estate investments	(510)
Investments in real estate partnerships	(1,688)
Distributions received from investments in real estate partnerships	25,428
Dividends on investment securities	55
Acquisition of securities	(3,334)
Distribution received from subsidiary	0
Repayment from subsidiary	0
Proceeds from sale of securities	(3,815)
Net cash used in investing activities	(628,559)
Proceeds from sale of treasury stock	76
Repurchase of common shares in conjunction with equity award plans	(18,275)
Redemption of preferred stock and partnership units	(250,000)
Distributions to limited partners in consolidated partnerships, net	(786)
Distributions to exchangeable operating partnership unit holders	(79)
Dividends paid to common stockholders	(53,289)
Dividends paid to preferred stockholders	(3,241)
Proceeds from issuance of fixed rate unsecured notes, net	646,424
Proceeds from unsecured credit facilities	740,000
Repayment of unsecured credit facilities	(360,000)
Proceeds from notes payable	0
Repayment of notes payable	0
Scheduled principal payments	0
Payment of loan costs	(7,644)
Net cash provided by (used in) financing activities	693,186
Net increase (decrease) in cash and cash equivalents	23,599
Cash and cash equivalents at beginning of the period	13,256
Cash and cash equivalents at end of the period	36,855
Regency Centers Corporation [Member] | Reportable Legal Entities [Member]
Condensed Cash Flow Statements, Captions [Line Items]
Net cash (used in) provided by operating activities	56,531
Merger with Equity One	0
Real estate development and capital improvements	0
Proceeds from sale of real estate investments	0
Proceeds from sale of real estate investments	0
Investments in real estate partnerships	0
Distributions received from investments in real estate partnerships	0
Dividends on investment securities	0
Acquisition of securities	0
Distribution received from subsidiary	268,274
Repayment from subsidiary	0
Proceeds from sale of securities	0
Net cash used in investing activities	268,274
Proceeds from sale of treasury stock	0
Repurchase of common shares in conjunction with equity award plans	(18,275)
Redemption of preferred stock and partnership units	(250,000)
Distributions to limited partners in consolidated partnerships, net	0
Distributions to exchangeable operating partnership unit holders	0
Dividends paid to common stockholders	(53,289)
Dividends paid to preferred stockholders	(3,241)
Proceeds from issuance of fixed rate unsecured notes, net	0
Proceeds from unsecured credit facilities	0
Repayment of unsecured credit facilities	0
Proceeds from notes payable	0
Repayment of notes payable	0
Scheduled principal payments	0
Payment of loan costs	0
Net cash provided by (used in) financing activities	(324,805)
Net increase (decrease) in cash and cash equivalents	0
Cash and cash equivalents at beginning of the period	0
Cash and cash equivalents at end of the period	0
Guarantor Subsidiaries [Member] | Reportable Legal Entities [Member]
Condensed Cash Flow Statements, Captions [Line Items]
Net cash (used in) provided by operating activities	11,837
Merger with Equity One	0
Real estate development and capital improvements	0
Proceeds from sale of real estate investments	0
Proceeds from sale of real estate investments	0
Investments in real estate partnerships	0
Distributions received from investments in real estate partnerships	0
Dividends on investment securities	0
Acquisition of securities	0
Distribution received from subsidiary	0
Repayment from subsidiary	0
Proceeds from sale of securities	0
Net cash used in investing activities	0
Proceeds from sale of treasury stock	0
Repurchase of common shares in conjunction with equity award plans	0
Redemption of preferred stock and partnership units	0
Distributions to limited partners in consolidated partnerships, net	0
Distributions to exchangeable operating partnership unit holders	0
Dividends paid to common stockholders	(11,640)
Dividends paid to preferred stockholders	0
Proceeds from issuance of fixed rate unsecured notes, net	0
Proceeds from unsecured credit facilities	0
Repayment of unsecured credit facilities	0
Proceeds from notes payable	0
Repayment of notes payable	(197)
Scheduled principal payments	0
Payment of loan costs	0
Net cash provided by (used in) financing activities	(11,837)
Net increase (decrease) in cash and cash equivalents	0
Cash and cash equivalents at beginning of the period	0
Cash and cash equivalents at end of the period	0
Non-Guarantor Subsidiaries [Member] | Reportable Legal Entities [Member]
Condensed Cash Flow Statements, Captions [Line Items]
Net cash (used in) provided by operating activities	99,153
Merger with Equity One	0
Real estate development and capital improvements	(61,387)
Proceeds from sale of real estate investments	0
Proceeds from sale of real estate investments	0
Investments in real estate partnerships	0
Distributions received from investments in real estate partnerships	0
Dividends on investment securities	0
Acquisition of securities	0
Distribution received from subsidiary	0
Repayment from subsidiary	0
Proceeds from sale of securities	0
Net cash used in investing activities	(61,387)
Proceeds from sale of treasury stock	0
Repurchase of common shares in conjunction with equity award plans	0
Redemption of preferred stock and partnership units	0
Distributions to limited partners in consolidated partnerships, net	0
Distributions to exchangeable operating partnership unit holders	0
Dividends paid to common stockholders	(25,599)
Dividends paid to preferred stockholders	0
Proceeds from issuance of fixed rate unsecured notes, net	0
Proceeds from unsecured credit facilities	0
Repayment of unsecured credit facilities
Proceeds from notes payable	1,577
Repayment of notes payable	(11,225)
Scheduled principal payments	(1,367)
Payment of loan costs	(1,152)
Net cash provided by (used in) financing activities	(37,766)
Net increase (decrease) in cash and cash equivalents	0
Cash and cash equivalents at beginning of the period	0
Cash and cash equivalents at end of the period	$ 0

XML

Label	Element	Value
Equity One Inc. [Member] | Above Market Leases [Member]
Acquired Finite-lived Intangible Assets, Weighted Average Useful Life	us-gaap_AcquiredFiniteLivedIntangibleAssetsWeightedAverageUsefulLife	9 years 6 months 11 days
Equity One Inc. [Member] | Leases, Acquired-in-Place [Member]
Acquired Finite-lived Intangible Assets, Weighted Average Useful Life	us-gaap_AcquiredFiniteLivedIntangibleAssetsWeightedAverageUsefulLife	10 years 7 months 9 days
Equity One Inc. [Member] | Above Market Ground Rent Lease [Member]
Acquired Finite-lived Intangible Assets, Weighted Average Useful Life	us-gaap_AcquiredFiniteLivedIntangibleAssetsWeightedAverageUsefulLife	44 years 11 months 1 day