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 Third Quarter 2026 Results

and Increases Common Stock Dividend

JACKSONVILLE, Fla. (November 5, 2026) – Regency Centers Corporation (“Regency Centers,” “Regency” or the “Company”) (Nasdaq: REG) today reported financial and operating results for the period ended September 30, 2026, and provided updated 2026 earnings guidance. For the three months ended September 30, 2026 and 2025, Net Income Attributable to Common Shareholders was $0.41 and $0.58, respectively, per diluted share.

Third Quarter 2026 Highlights

• Reported Nareit Funds From Operations ("FFO") of $1.23 per diluted share and Core Operating Earnings of $1.18 per diluted share

• Increased quarterly Same Property Net Operating Income ("NOI") year-over-year by 5.1%

• Raised full year 2026 Nareit FFO guidance to a range of $4.86 to $4.88 per diluted share and 2026 Core Operating Earnings guidance to a range of $4.65 to $4.67 per diluted share

• The midpoint of 2026 Core Operating Earnings guidance now represents year-over-year growth of 5.7%

• Raised full year 2026 guidance for Same Property NOI growth to 4.25%+ year-over-year

• Same Property percent leased ended the quarter at 97.0%, up 60 basis points year-over-year, and Same Property percent commenced ended the quarter at 95.1%, up 80 basis points year-over-year

• Executed 1.7 million square feet of comparable new and renewal leases during the quarter at blended rent spreads of 11.9% on a cash basis and 21.8% on a straight-lined basis

• Started $101 million of ground-up development and redevelopment projects, bringing year-to-date total project starts to approximately $241 million

• As of September 30, 2026, Regency's in-process development and redevelopment projects had estimated net project costs of $682 million at a blended estimated yield of approximately 9%

• As previously disclosed, acquired two shopping centers for $101 million, or $42 million at Regency's share

• Pro-rata net debt and preferred stock to TTM operating EBITDAre at September 30, 2026 was 4.9x

• Subsequent to quarter end, on November 3, 2026, Regency's Board of Directors (the "Board") declared a quarterly cash dividend on the Company's common stock of $0.800 per share, an increase of 6%

“Regency delivered strong third quarter results, reflecting the quality of our portfolio, strength of our operating fundamentals and contributions from our investment platform,” said Lisa Palmer, President and Chief Executive Officer. “Our performance and confidence in the durability of our business have enabled us to once again raise our full-year outlook and increase our common stock dividend. We believe our combination of strong internal growth and disciplined investment activity positions us well to continue delivering long-term value for our shareholders.”

Financial Results

Net Income Attributable to Common Shareholders

• For the three months ended September 30, 2026, Net Income Attributable to Common Shareholders was $75.1 million, or $0.41 per diluted share, compared to Net Income Attributable to Common Shareholders of $106.0 million, or $0.58 per diluted share, for the same period in 2025. Net Income in the third quarter of 2026 includes provisions for impairment of $65.1 million, or $0.35 per diluted share, and gains on sale of real estate of $23.8 million, or $0.13 per diluted share.

Nareit FFO

• For the three months ended September 30, 2026, Nareit FFO was $230.8 million, or $1.23 per diluted share, compared to $213.5 million, or $1.15 per diluted share, for the same period in 2025.

Core Operating Earnings

• For the three months ended September 30, 2026, Core Operating Earnings was $220.6 million, or $1.18 per diluted share, compared to $202.6 million, or $1.09 per diluted share, for the same period in 2025.

Portfolio Performance

NOI

• Third quarter 2026 Same Property NOI increased by 5.1% compared to the same period in 2025.

o Same Property base rent growth contributed 4.0% to Same Property NOI growth in the third quarter of 2026.

• Third quarter 2026 NOI increased by 7.6% compared to the same period in 2025.

Occupancy

• As of September 30, 2026, Regency’s Same Property portfolio was 97.0% leased, an increase of 10 basis points sequentially and an increase of 60 basis points compared to September 30, 2025.

o Same Property anchor percent leased, which includes spaces greater than or equal to 10,000 square feet, was 98.5%, an increase of 10 basis points sequentially.

o Same Property shop percent leased, which includes spaces less than 10,000 square feet, was 94.6%, an increase of 20 basis points sequentially.

• As of September 30, 2026, Regency’s Same Property portfolio was 95.1% commenced, an increase of 60 basis points sequentially and an increase of 80 basis points compared to September 30, 2025.

Leasing Activity

• During