AI Earnings Predictions for Regency Centers Corporation (REG)

EX-99.1

2 reg-ex99_1.htm

EX-99.1

EX-99.1

Exhibit 99.1

NEWS RELEASE

For immediate release

Kathryn McKie

904 598 7348

KathrynMcKie@regencycenters.com

Regency Centers Reports Second Quarter 2026 Results

JACKSONVILLE, Fla. (July 29, 2026) – Regency Centers Corporation (“Regency Centers,” “Regency” or the “Company”) (Nasdaq: REG) today reported financial and operating results for the period ended June 30, 2026, and provided updated 2026 earnings guidance. For the three months ended June 30, 2026 and 2025, Net Income Attributable to Common Shareholders was $0.61 and $0.56, respectively, per diluted share.

Second Quarter 2026 Highlights

• Reported Nareit Funds From Operations ("FFO") of $1.21 per diluted share and Core Operating Earnings of $1.16 per diluted share

• Increased quarterly Same Property Net Operating Income ("NOI") year-over-year by 3.8%

• Raised full year 2026 Nareit FFO guidance to a range of $4.84 to $4.88 per diluted share and 2026 Core Operating Earnings guidance to a range of $4.62 to $4.66 per diluted share

• The midpoint of 2026 Core Operating Earnings guidance now represents year-over-year growth exceeding 5%

• Raised full year 2026 guidance for Same Property NOI growth to a range of 3.7% to 4.1% year-over-year

• Same Property percent leased ended the quarter at 96.9%, up 40 basis points year-over-year, and Same Property percent commenced ended the quarter at 94.5%, up 50 basis points year-over-year

• Executed 2.1 million square feet of comparable new and renewal leases during the quarter at blended rent spreads of 10.4% on a cash basis and 19.5% on a straight-lined basis

• Started $68 million of ground-up development and redevelopment projects

• As of June 30, 2026, Regency's in-process development and redevelopment projects had estimated net project costs of $680 million at a blended estimated yield of approximately 9%

• Acquired one shopping center and two outparcels for a total of approximately $48 million, or $19 million at Regency's share

• Pro-rata net debt and preferred stock to TTM operating EBITDAre at June 30, 2026 was 5.0x

• Issued the Company's annual Corporate Responsibility report, highlighting achievements and progress within our corporate responsibility program

• Subsequent to quarter end, acquired two shopping centers for $101 million, or $42 million at Regency's share

“Our team delivered another excellent quarter, highlighted by strong earnings and NOI growth, robust tenant demand, and continued momentum across our investments platform,” said Lisa Palmer, President and Chief Executive Officer. “These results reflect the strength of our strategy, anchored by our high-quality portfolio, leading national development program, fortress balance sheet and exceptional team. Together, these position us to drive attractive, sustainable growth and long-term value for our shareholders.”

Financial Results

Net Income Attributable to Common Shareholders

• For the three months ended June 30, 2026, Net Income Attributable to Common Shareholders was $112.4 million, or $0.61 per diluted share, compared to Net Income Attributable to Common Shareholders of $102.6 million, or $0.56 per diluted share, for the same period in 2025.

Nareit FFO

• For the three months ended June 30, 2026, Nareit FFO was $226.3 million, or $1.21 per diluted share, compared to $212.1 million, or $1.16 per diluted share, for the same period in 2025.

Core Operating Earnings

• For the three months ended June 30, 2026, Core Operating Earnings was $217.7 million, or $1.16 per diluted share, compared to $202.2 million, or $1.10 per diluted share, for the same period in 2025.

Portfolio Performance

NOI

• Second quarter 2026 Same Property NOI increased by 3.8% compared to the same period in 2025.

o Same Property base rent growth contributed 3.7% to Same Property NOI growth in the second quarter of 2026.

• Second quarter 2026 NOI increased by 6.8% compared to the same period in 2025.

Occupancy

• As of June 30, 2026, Regency’s Same Property portfolio was 96.9% leased, an increase of 30 basis points sequentially and an increase of 40 basis points compared to June 30, 2025.

o Same Property anchor percent leased, which includes spaces greater than or equal to 10,000 square feet, was 98.4%, an increase of 20 basis points sequentially.

o Same Property shop percent leased, which includes spaces less than 10,000 square feet, was 94.4%, an increase of 30 basis points sequentially.

• As of June 30, 2026, Regency’s Same Property portfolio was 94.5% commenced, an increase of 20 basis points sequentially and an increase of 50 basis points compared to June 30, 2025.

Leasing Activity

• During the three months ended June 30, 2026, Regency executed approximately 2.1 million square feet of comparable new and renewal leases at a blended cash rent spread of +10.4% and a blended straight-lined rent spread of +19.5%.

• During the twelve months ended June 30, 2026, Regency executed approximately 7.1 million s

EX-99.1

2 reg-ex99_1.htm

EX-99.1

EX-99.1

Exhibit 99.1

NEWS RELEASE

For immediate release

Kathryn McKie

904 598 7348

KathrynMcKie@regencycenters.com

Regency Centers Reports First Quarter 2026 Results

JACKSONVILLE, Fla. (April 29, 2026) – Regency Centers Corporation (“Regency Centers,” “Regency” or the “Company”) (Nasdaq: REG) today reported financial and operating results for the period ended March 31, 2026, and provided updated 2026 earnings guidance. For the three months ended March 31, 2026 and 2025, Net Income Attributable to Common Shareholders was $0.68 and $0.58, respectively, per diluted share.

First Quarter 2026 Highlights

• Reported Nareit Funds From Operations ("FFO") of $1.20 per diluted share and Core Operating Earnings of $1.16 per diluted share

• Increased Same Property Net Operating Income ("NOI") year-over-year by 4.4%

• Same Property percent leased ended the quarter at 96.6%, flat year-over-year, and Same Property percent commenced ended the quarter at 94.3%, up 90 basis points year-over-year

• Same Property anchor percent leased ended the quarter at 98.2%, and Same Property shop percent leased ended the quarter at 94.1%

• Executed 1.5 million square feet of comparable new and renewal leases during the quarter at blended rent spreads of 12.1% on a cash basis and 24.3% on a straight-lined basis

• Started $73 million of redevelopment projects and completed $42 million of ground-up development and redevelopment projects

• As of March 31, 2026, Regency's in-process development and redevelopment projects had estimated net project costs of $635 million at a blended estimated yield of 9%

• The Company's operating partnership, Regency Centers, L.P., priced a public offering of $450 million of senior unsecured notes due 2033 at a coupon of 4.50%

• Pro-rata net debt and preferred stock to TTM operating EBITDAre at March 31, 2026 was 5.2x

• Reaffirmed 2026 earnings guidance for Nareit FFO, Core Operating Earnings, and Same Property NOI growth

“We delivered an outstanding start to the year, driven by strong Same Property NOI growth, continued robust tenant demand, and meaningful momentum across our investments platform,” said Lisa Palmer, President and Chief Executive Officer. “Our differentiated growth strategy, anchored by high-quality trade areas, a leading development platform, a strong balance sheet and our exceptional team, continues to position Regency to deliver durable and consistent results.”

Financial Results

Net Income Attributable to Common Shareholders

• For the three months ended March 31, 2026, Net Income Attributable to Common Shareholders was $125.1 million, or $0.68 per diluted share, compared to Net Income Attributable to Common Shareholders of $106.2 million, or $0.58 per diluted share, for the same period in 2025.

Nareit FFO

• For the three months ended March 31, 2026, Nareit FFO was $224.3 million, or $1.20 per diluted share, compared to $210.7 million, or $1.15 per diluted share, for the same period in 2025.

Core Operating Earnings

• For the three months ended March 31, 2026, Core Operating Earnings was $216.5 million, or $1.16 per diluted share, compared to $199.4 million, or $1.09 per diluted share, for the same period in 2025.

Portfolio Performance

NOI

• First quarter 2026 Same Property NOI increased by 4.4% compared to the same period in 2025.

o Same Property base rent growth contributed 3.6% to Same Property NOI growth in the first quarter of 2026.

• First quarter 2026 NOI increased by 8.4% compared to the same period in 2025.

Occupancy

• As of March 31, 2026, Regency’s Same Property portfolio was 96.6% leased, an increase of 10 basis points sequentially, and flat compared to March 31, 2025.

o Same Property anchor percent leased, which includes spaces greater than or equal to 10,000 square feet, was 98.2%.

o Same Property shop percent leased, which includes spaces less than 10,000 square feet, was 94.1%.

• As of March 31, 2026, Regency’s Same Property portfolio was 94.3% commenced, an increase of 20 basis points sequentially and an increase of 90 basis points compared to March 31, 2025.

Leasing Activity

• During the three months ended March 31, 2026, Regency executed approximately 1.5 million square feet of comparable new and renewal leases at a blended cash rent spread of +12.1% and a blended straight-lined rent spread of +24.3%.

• During the twelve months ended March 31, 2026, Regency executed approximately 6.9 million square feet of comparable new and renewal leases at a blended cash rent spread of +11.7% and a blended straight-lined rent spread of +22.7%.

Capital Allocation and Balance Sheet

Developments and Redevelopments

• For the three months ended March 31, 2026, the Company started redevelopment projects with estimated net project costs of approximately $73 million, at the Company's share.

o First quarter starts included Crystal Brook Corner, a $59 million redevelopment project on Long Island in New York.

• For the thre

EX-99.1

2 reg-ex99_1.htm

EX-99.1

EX-99.1

Exhibit 99.1

NEWS RELEASE

For immediate release

Kathryn McKie

904 598 7348

KathrynMcKie@regencycenters.com

Regency Centers Reports Fourth Quarter and Full Year 2025 Results

JACKSONVILLE, Fla. (February 5, 2026) – Regency Centers Corporation (“Regency Centers,” “Regency” or the “Company”) (Nasdaq: REG) today reported financial and operating results for the period ended December 31, 2025, and provided initial 2026 earnings guidance. For the three months ended December 31, 2025 and 2024, Net Income Attributable to Common Shareholders was $1.09 and $0.46, respectively, per diluted share. For the twelve months ended December 31, 2025 and 2024, Net Income Attributable to Common Shareholders was $2.82 and $2.11, respectively, per diluted share.

Fourth Quarter and Full Year 2025 Highlights

• Reported Nareit FFO of $1.17 per diluted share for the fourth quarter, and $4.64 per diluted share for the full year

• Reported Core Operating Earnings of $1.12 per diluted share for the fourth quarter, and $4.41 per diluted share for the full year

• Generated full-year Nareit FFO per share growth of 7.9% and Core Operating Earnings per share growth of 6.8%

• Increased Same Property Net Operating Income ("NOI") for the fourth quarter by 4.7% year-over-year, and for the full year by 5.3%, excluding termination fees

• Increased Same Property percent leased by 10 basis points sequentially to 96.5%

• Executed 6.8 million square feet of comparable new and renewal leases during the full year at blended rent spreads of 10.8% on a cash basis and 21.4% on a straight-lined basis

• Started $97 million of new development and redevelopment projects in the fourth quarter, bringing full year total project starts to approximately $318 million

• Completed $164 million of development and redevelopment projects in the fourth quarter, bringing full year total project completions to approximately $212 million

• As of December 31, 2025, Regency's in-process development and redevelopment projects had estimated net project costs of $597 million at a blended estimated yield of 9%

• During the full year 2025, acquired approximately $538 million of high-quality shopping centers

• Pro-rata net debt and preferred stock to TTM operating EBITDAre at December 31, 2025 was 5.1x

• Subsequent to quarter end, on February 4, 2026, Regency's Board of Directors (the "Board") declared a quarterly cash dividend on the Company's common stock of $0.755 per share

“We delivered another quarter and year of outstanding performance, highlighted by exceptional Same Property NOI, earnings, and dividend growth,” said Lisa Palmer, President and Chief Executive Officer. “These results reflect the quality and locations of our shopping centers, the strength of our best-in-class operating and investments platforms, and the hard work of our talented team. With strong momentum across both internal and external growth, we are well-positioned to create long-term value for our shareholders in 2026 and beyond.”

Financial Results

Net Income Attributable to Common Shareholders

• For the three months ended December 31, 2025, Net Income Attributable to Common Shareholders was $199.1 million, or $1.09 per diluted share, compared to Net Income Attributable to Common Shareholders of $83.1 million, or $0.46 per diluted share, for the same period in 2024.

• For the twelve months ended December 31, 2025 and 2024, Net Income Attributable to Common Shareholders was $513.8 million, or $2.82 per diluted share, compared to Net Income Attributable to Common Shareholders of $386.7 million, or $2.11 per diluted share, for the same period in 2024.

o Net Income for the three months ended December 31, 2025 and for the full year 2025 was impacted by a $72.2 million gain recognized from a partial distribution-in-kind transaction.

Nareit FFO

• For the three months ended December 31, 2025, Nareit FFO was $219.3 million, or $1.17 per diluted share, compared to $199.5 million, or $1.09 per diluted share, for the same period in 2024.

• For the twelve months ended December 31, 2025 and 2024, Nareit FFO was $855.7 million, or $4.64 per diluted share, compared to $790.9 million, or $4.30 per diluted share, for the same period in 2024.

Core Operating Earnings

• For the three months ended December 31, 2025, Core Operating Earnings was $209.0 million, or $1.12 per diluted share, compared to $190.6 million, or $1.04 per diluted share, for the same period in 2024.

• For the twelve months ended December 31, 2025 and 2024, Core Operating Earnings was $813.2 million, or $4.41 per diluted share, compared to $760.7 million, or $4.13 per diluted share, for the same period in 2024.

Portfolio Performance

Same Property NOI

• Fourth quarter 2025 Same Property NOI, excluding termination fees, increased by 4.7% compared to the same period in 2024.

o Same Property base rent growth contributed 4.1% to Same Property NOI growth in the fourth quarter 2025.

• Ful