Slide 1: Our Space is Your Place – Earnings Presentation
i Our Space is Your Place EARNINGS PRESENTATION
Slide 2: Safe Harbor and Non-GAAP Disclosures
Safe Harbor and Non-GAAP Disclosures Forward-Looking statements Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conitons, butlook and other similar statements relating to Ragency’s future events, developments, or fi
Slide 3: Unequaled Combination of Strategic Advantages
Unequaled Combination of Strategic Advantages High Quality Open-Air Shopping Center Portfolio Located in suburban trade areas with compelling demographic trends 85%+ grocery-anchored neighborhood and community centers Necessity, service, convenience, and value retailers serving the essential needs o
Slide 4: Mission, Vision & Values
Mission, Vision & Values MISSION Regency Centers creates thriving environments for retailers and service providers to connect with surrounding neighborhoods and communities. We are our people. Our people are our greatest asset, and we believe a talented team from differing backgrounds and experience
Slide 5: 2025 Earnings Guidance Summary
2025 Earnings Guidance Summary Full Year 2025 Guidance (in thousands, except per share deta) NADY. t/ Current 2025 Guidance Sniamand Guidance Net Income Attributable to Common Shareholders per diuted share $1.15 $2.28 - $2.32 $2.25 - $2.31 Nareit Funds From Operations (“Nareit FFO”) per diluted shar
Slide 6: Nareit FFO Reconciliation: Updated 2025 Guidance
Nareit FFO Reconciliation: Updated 2025 Guidance © We forecast ~7% y/y growth in Nareit FFO per share at the midpoint of guidance; primarily driven by: © SP NOI growth of +4.5% to +5.0%, including credit loss of 75-85bps as a % of revenues © Accretion from net investment activity, driven by impacts
Slide 7: Runway For Commenced Occupancy Upside
Runway For Commenced Occupancy Upside We believe we have further upside opportunity in commenced occupancy, with the potential to exceed our prior peak of 94.5% The current spread between our leased and commenced occupancy rates is 260bps (historically ~175bps), representing ~$38M of incremental pro
Slide 8: SNO Commencement Timing & Composition
SNO Commencement Timing & Composition Our signed-not-occupied (SNO) pipeline reflects a 260bp leased-to-occupied spread, representing ~$38M of base rent 100% 100% Anchors Of the $38M of base rent represented 35% by leases signed within our current M 80% SNO pipeline (as of 6/30/25): ven 64% * 64% is
Slide 9: Components of Same Property NOI Growth
Components of Same Property NOI Growth Total rent growth is the largest contributor to sustainable SP NOI growth over the long term < RENT GROWTH »p +200-250bps contribution to SP NOI Growth © Cash Releasing Spreads * 1% spread = 10-15bps of SP NOI + Long term target of upper-single- digit cash rent
Slide 10: Necessity, Service, Convenience & Value Retail
Necessity, Service, Convenience & Value Retail Other 19% Grocery 20% Hobby/Sports 3% Business Services Tenant Category Banks | 5% Restaurants 20% Fitness 5% Apparel/Accessories 5% Off Price 5% Medical 7% Personal Services 7% 10 Note: Annualized pro-rata base rent as of 6/30/2025 ‘Grocery’ remains Re
Slide 11: Q325 Acquisition: Rancho Mission Viejo ("RMV") Portfolio
Q325 Acquisition: Rancho Mission Viejo (“RMV”) Portfolio On July 23, 2025, Regency acquired a five-property portfolio of premier shopping centers for $357M located in the Rancho Mission Viejo community in South Orange County, CA * One of SoCal’s most sought-after suburban submarkets « Strong trade a
Slide 12: Balance Sheet Strength - Regency's Philosophy
2 Balance Sheet Strength - Regency’s Philosophy We intentionally prioritize conservative leverage levels and a laddered debt maturity schedule A low-leveraged balance sheet maximizes free cash flow, provides stability and flexibility through cycles, and supports reliable access to low-cost capital a
Slide 13: Embodied Corporate Responsibility
Embodied Corporate Responsibility Corporate responsibility is strategic to the long-term sustainability and success of our business, our shareholders, and the environment our PEOPLE STRATEGY -& (@) aS, Nar ETHICS AND GOVERNANCE Sao LONG-TERM VALUE CREATION Ha ‘OUR COMMUNITIES @ CULTURE @ BRAND AND R
Slide 14: Glossary of Terms
Glossary of Terms Adjusted Funds From Operations (AFFO): An additional performance measure used by Regency that reflects cash available to fund the Company's business needs and distribution to shareholders. AFFO is calculated by adjusting Core Operating Earnings for (i) capital expenditures necessar
Slide 15: Glossary of Terms
Glossary of Terms Other lease income: includes revenue derived from various lease-related activities beyond standard base or percentage rent. This primarily includes income from temporary tenants, late fees, signage and marketing fees, sustainability income, land/building rentals, communications tow