Exhibit 99.4

Regency Centers Corporation

Recurring Funds from Operations Guidance

As of September 30, 2009

	3rd Quarter 2009						Full Year 2009
Guidance Provided in Q2 Supplemental	$	0.67		$	0.72		$	2.39		$	2.53
Non-Recurring Adjustments		Amt						Amt
Impairments	$	—					$	28,689
Restructuring Charges	$	—					$	2,574
Transaction Profits less Dead Deal Costs and Taxes	$	280					$	(2,987	)
Non-Recurring Transaction Fees and Promote	$	(7,785	)				$	(21,735	)
Subtotal	$	(7,505	)				$	6,541
Non-Recurring Adjustments Per Share	$	(0.10	)	$	(0.10	)	$	0.08		$	0.08
Recurring FFO Guidance “if Provided in Q2”	$	0.57		$	0.62		$	2.47		$	2.61
3rd Quarter Actual Recurring FFO	$	0.69
Full Year 2009 Recurring FFO Guidance provided in Q3							$	2.59		$	2.64