Slide 1: Earnings Presentation 3rd Quarter 2025
Our Space is Your Place EARNINGS PRESENTATION 3rd Quarter 2025 RegencyCenters.com Aventura Shopping Center | Aventura, FL 1
Slide 2: Safe Harbor and Non-GAAP Disclosures
Safe Harbor and Non-GAAP Disclosures Forward-Looking Statements Risk Factors Related to Funding Strategies and Capital Structure Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, Our ability to sell proper
Slide 3: Unequaled Combination of Strategic Advantages
Unequaled Combination of Strategic Advantages High Quality Open-Air Best-In-Class Differentiated Balance Sheet Shopping Center Operating Value Creation Strength and Portfolio Platform Platform Ample Liquidity Located in suburban trade 25+ offices throughout the Deep pipeline of Low leverage with lim
Slide 4: Mission, Vision & Values
Mission, Vision & Values MISSION VISION Regency Centers creates thriving environments for To elevate quality of life as an integral thread in retailers and service providers to connect with the fabric of our communities. surrounding neighborhoods and communities. CORE VALUES We are our We do what We
Slide 5: 2025 Earnings Guidance Summary
2025 Earnings Guidance Summary Note: Figures above represent 100% of Regency's consolidated entities and its pro-rata share of unconsolidated real estate partnerships, with the exception of items that are net of noncontrolling interests including per share data, "Development and Redevelopment spend,
Slide 6: Nareit FFO Reconciliation: Updated 2025 Guidance
Nareit FFO Reconciliation: Updated 2025 Guidance We forecast mid-7% y/y growth in Nareit FFO per share at the midpoint of guidance; primarily driven by: SP NOI growth of +5.25% to +5.5% (up from 4.5% to 5.0%), including credit loss of 50-75bps as a % of revenues (down from 75-85bps) Accretion from n
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 200bps (historically ~175bps), representing ~$36M of incremental pro
Slide 8: SNO Commencement Timing & Composition
SNO Commencement Timing & Composition Our signed-not-occupied (SNO) pipeline reflects a 200bp leased-to-occupied spread, representing ~$36M of base rent Anchors 24% 100% 99% Of the $36M of base rent represented by leases signed within our current $36M 80% SNO pipeline (as of 9/30/25): ABR 32% is exp
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 ► +200-250bps contribution to SP NOI Growth Contractual Rent Steps Cash Releasing Spreads In-place tenant rent steps of ~2% on 1% spread = 10-15bps of SP
Slide 10: Growth & Durability from Essential Retail
Growth & Durability from Essential Retail ‘Grocery’ remains Regency’s top category Other Grocery 19% 20% exposure, and is a vital component of our strategy ‘Restaurant’ exposure (quick-service & full- Hobby/Sports service) has remained in the 17-20% range 3% over time, complementing our grocer offer
Slide 11: 3Q25 Project Start: The Village at Seven Pines
3Q25 Project Start: The Village at Seven Pines In September, Regency commenced a new ground-up development project in Jacksonville, FL 239K SF center anchored by Publix Total Project Costs of ~$112M Stabilized Yield of ~8% Will serve as the retail component of the Seven Pines master planned communit
Slide 12: Balance Sheet Strength - Regency's Philosophy
Balance Sheet Strength - Regency’s Philosophy We intentionally prioritize conservative leverage levels and a laddered debt maturity schedule Capital Structure A low-leveraged balance sheet maximizes free cash flow, provides stability and flexibility through (% of total capitalization) cycles, and su
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 Regency’s Four Pillars of Corporate Responsibility People & Our Ethics & Environmental Culture Communities Governance Stewardship
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