Regency Centers Corporation is a fully integrated real estate company and a self administered self managed real estate investment trust that began trading as a publicly listed REIT in 1993. The firm is headquartered at One Independent Drive Suite 114 Jacksonville Florida. Its core activities involve acquiring developing owning and operating income producing retail real estate mainly located in suburban trade areas with strong demographics across the United States. The company focuses on neighborhood and community shopping centers that are anchored primarily by leading grocery stores. As of the end of 2025 it held full or partial ownership interests in 481 properties representing about 58.4 million square feet of gross leasable area. The proportionate share attributable to the company and its unconsolidated partnerships totals roughly 50.5 million square feet. Regency Centers Corporation aims to create thriving environments where retailers and service providers can connect with local neighborhoods and to improve quality of life within the communities it serves.

Regency Centers Corporation generates revenue principally by leasing space in its shopping centers to tenants. The leases provide base rent percentage rent and other lease related income such as tenant recoveries and fees. The tenant mix consists of necessity service convenience and value based retailers that meet the everyday needs of the surrounding communities. Grocery anchors draw consistent foot traffic which benefits the inline shop space and out parcel pads. The company also earns income from property management fees development fees and occasional gains on the sale of non core assets. Its revenue stream is supported by long term leases with national regional and local retailers who value the locations demographics and center maintenance standards. Occupancy levels and rental rates are key drivers of the top line performance.

Regency Centers Corporation ranks among the largest owners of shopping centers in the United States when measured by revenue number of properties gross leasable area and market capitalization. The firm competes with other publicly traded REITs private real estate operators and grocery chains that also own or anchor shopping centers. Key competitive advantages stem from its focus on suburban locations with strong demographic profiles the quality and upkeep of its centers the relationships it maintains with anchor and shop tenants and its experienced management team. The company also benefits from a proven ability to develop redevelop and acquire properties that meet its investment criteria. While brick and mortar retail faces pressure from e commerce and alternative delivery methods Regency Centers Corporation believes its concentration on essential retailers and community oriented centers helps mitigate those challenges.

The company serves a diverse mix of retailers that include national grocery chains regional supermarkets specialty food stores drug stores banks fitness centers restaurants and service providers such as dry cleaners and tailors. Notable anchor tenants frequently mentioned in its disclosures include Kroger Albertsons Publix H E B and Walmart among others. In addition to grocery anchors the centers host a variety of shop space tenants ranging from apparel retailers to home improvement stores and quick service restaurants. The tenant base is primarily composed of businesses that provide essential goods and services to local residents which supports stable demand even during economic downturns. Regency Centers Corporation also works with municipal agencies and community groups on events and programs that enhance the vibrancy of its properties.