Regency Centers

What Regency Centers does

Regency Centers Corporation (NASDAQ: REG) is a publicly traded real estate investment trust founded in 1963 and headquartered in Jacksonville, Florida. The company owns, operates, and develops grocery-anchored shopping centers in suburban U.S. trade areas, with a portfolio of approximately 485 properties totaling more than 59 million square feet of retail space. Approximately 85% of the portfolio is anchored by top grocery operators, with average household income of $160,000 across the portfolio's trade areas and a 96.5% occupancy rate as of the most recent reporting period. Regency is an S&P 500 Index member and has paid dividends for 32 consecutive years.

The company operates a single integrated platform built on four product lines: its core Shopping Center Portfolio, Second Generation Spaces (move-in ready leasing opportunities), Short-Term Leasing (flexible and pop-up programs), and Development Services (ground-up construction and major redevelopment). The proprietary Fresh Look® placemaking philosophy combines tenant curation with unique design and community outreach to create differentiated shopping destinations. Core technology investments focus on data analytics and AI for operational efficiency and enterprise intelligence, though these are positioned as infrastructure rather than commercialized products.

Regency's revenue model is straightforward REIT economics: approximately 97% of $1.55 billion in 2025 revenue came from lease income, primarily base rent with some percentage rent, generated by leasing retail space to a diversified tenant base spanning grocery anchors (Kroger, Whole Foods, H-E-B, Lidl, ShopRite, Plum Market), off-price retail, fitness operators, restaurants, and specialty SMB tenants. The company finances its acquisition and development pipeline through senior unsecured note offerings in the public debt markets, with approximately $1.575 billion raised across four transactions from January 2024 through February 2026. Go-to-market is direct B2B leasing conducted through regional offices and senior market officers across major U.S. markets, supported by an institutional investor relations program targeting S&P 500 investors.

Name

Regency Centers

Legal name

Regency Centers Corporation

Website

https://regencycenters.com

Company type

Public

Founded year

1963

Operating status

Operating

Headcount range

251–500 employees

Short description

Regency Centers is a publicly traded S&P 500 REIT that owns, operates, and develops approximately 485 grocery-anchored shopping centers totaling 59+ million square feet in high-income suburban U.S. trade areas, serving national and regional retail tenants across grocery, dining, and services.

Ownership category

akta.pro rank

Product category

Commercial Real Estate (Shopping Center REIT)

NAICS

Lessors of Real Estate (5311), Lessors of Nonresidential Buildings (except Miniwarehouses) (53112), Rental and Leasing Services (532)

SIC

Real Estate Dealers (For Their Own Account) (6532)

akta.pro primary industry

Retail Property Management (BPAJAGAB)

Keywords

• Grocery anchored retail
• Shopping center leasing
• Commercial real estate
• Retail property management
• Real estate investment trust

Headquarters

HQ city

Jacksonville

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Operations, Infrastructure, Personnel, Marketing or Sales, Technology or R&D, Supply Chain

Revenue model

1. Lease Income: Primary revenue stream from tenant leases in shopping centers, including base rent and percentage rent. Approximately 97% of 2025 revenues came from lease income.
2. Debt Issuance: Senior unsecured notes offerings to raise capital for debt reduction, acquisitions, and development projects.

Go-to-market motion1 record

Distribution channels1 record

Marketing channels12 records

Core offering

Regency Centers owns, operates, and develops a national portfolio of grocery-anchored shopping centers, leasing approximately 59+ million square feet of retail space across 485 properties to grocers, restaurants, service providers, and best-in-class retailers. Revenue is generated primarily through tenant leases (about 97% of 2025 revenue), supplemented by management fees and ancillary property income from necessity-based retail in high-income suburban trade areas. Supporting offerings include ground-up development, redevelopment, second-generation move-in-ready spaces, short-term and seasonal leasing, and the proprietary Fresh Look placemaking program.

Product overview

Regency Centers is a Real Estate Investment Trust (REIT) that operates as a single unified platform for owning, operating, and developing grocery-anchored shopping centers. The core product is the shopping center portfolio of 485 properties totaling 59+ million square feet. Supporting services include Second Generation Spaces (move-in ready leasing), Short-Term Leasing (flexible/pop-up options), Development Services (ground-up and redevelopment), and the Fresh Look Program (merchandising and placemaking). The portfolio is 85% grocery-anchored, concentrated in high-income suburban markets with average household income of $160,000.

Differentiator

Problem solved

Functional benefit

Products and services

• Shopping Center Portfolio

Quantifiable outcome

• 5.3% full-year same-property NOI growth in 2025
• +5 more outcomes

Named customers23 records

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature1 record

Partnerships

15 partnerships are on record, tiered core and minor.

• KrogercoreChannel Partner/ Reseller/ Distributor · 6 June 2026Regency Centers partnered with Kroger on the development of a new 123,000-square-foot Marketplace store in West Chester Township, Ohio. The $35 million investment includes Kroger as the anchor tenant with amenities including Murray's Cheese shop, Starbucks, sushi kiosk, pharmacy with drive-thru, and separate kitchenware and apparel departments. Fueling pumps will be added on-site later in 2026.
• KTGYminorImplementation/ SI/ Consulting Partner · 17 February 2026KTGY, an architecture and design firm, designed The Marketplace - a 71,400-square-foot Whole Foods-anchored retail development for Regency Centers in North Redlands, California. The 8.18-acre development received unanimous approval from the Redlands City Council.
• H-E-BcoreChannel Partner/ Reseller/ Distributor · 25 January 2022H-E-B opened a 107,000 SF store as anchor for the first phase of Regency's Baybrook East development in Houston, TX. The store features meat case, Asian grill, 26 curbside pickup spots, and nutrition services with registered dietitians.
• H-E-B (Central Market)coreChannel Partner/ Reseller/ Distributor · 5 August 2021H-E-B's Central Market division reopened at Regency's Preston Oaks shopping center in Dallas, TX after 20 months of rebuilding following tornado damage in October 2019. The new store added 4,500 SF of selling space.
• LidlcoreChannel Partner/ Reseller/ Distributor · 9 December 2020Lidl opened at Regency's Takoma Park Shopping Center in Maryland, marking the second Lidl opening in the Regency portfolio. Lidl operates around 11,200 store locations globally and focuses on offering highest quality products at lowest prices.
• Personify HealthminorOthersRegency Centers partnered with Personify Health for employee wellness programs, offering comprehensive health and wellbeing resources through their network of vendor partners.
• United WayminorStrategic or Co-development PartnerRegency partnered with United Way as its largest community effort at a national level, supporting through annual fundraising campaigns, ongoing volunteering, and the ouRCommunities annual giving program.
• Virgin PulseminorOthersVirgin Pulse provides Regency's employee wellbeing program, part of comprehensive health benefits including medical, dental, vision insurance and pre-tax reimbursement accounts.
• Whole Foods MarketcoreChannel Partner/ Reseller/ DistributorWhole Foods serves as anchor tenant at multiple Regency developments including The Marketplace in North Redlands, CA and The Shops at Stone Bridge in Cheshire, CT.
• Plum MarketcoreChannel Partner/ Reseller/ DistributorPlum Market signed as grocery anchor for Regency's Prosperity Centre in Palm Beach Gardens, FL (30,000 SF, opening Winter 2026). Plum Market is an emerging leader in natural and organic grocery with 30+ locations.
• HabijaxminorStrategic or Co-development PartnerRegency volunteers support local home building through HabiJax, a Jacksonville-based Habitat for Humanity affiliate.
• Northeast Florida CIO Council / Jacksonville IT CouncilminorStrategic or Co-development PartnerRegency's CIO Dale Johnston chairs the IT Talent Development subcommittee and serves as liaison between Florida State College at Jacksonville, University of North Florida, and the CIO Council for technology scholarship programs.
• Minds Matter LAminorStrategic or Co-development PartnerRegency employees mentor students from low-income families through Minds Matter LA, a United Way organization providing college preparation support.
• Equity ResidentialminorStrategic or Co-development PartnerMark J. Parrell, President and CEO of Equity Residential, was elected to Regency Centers' Board of Directors effective January 1, 2026.
• YMCAminorStrategic or Co-development PartnerRegency supports YMCA through annual fundraising campaigns and volunteering as part of community involvement initiatives.

Scale indicators10 records

Recent moves12 records

Expansion highlights6 records

Direct peers

• Kimco Realty: Kimco Realty is one of the largest publicly traded open-air shopping center REITs in North America with a portfolio of grocery-anchored and essential-retail centers. It is the closest direct peer to Regency Centers by strategy, tenant mix, and capital allocation philosophy.
• Brixmor Property Group: Brixmor owns and operates a national open-air shopping center portfolio of ~370 properties totaling approximately 65 million square feet, with a similar focus on grocery-anchored necessity retail in high-density trade areas.
• Phillips Edison & Company: Phillips Edison is a grocery-anchored neighborhood shopping center REIT with ~300 properties. Its smaller, neighborhood-center focus and grocery-anchored strategy make it a tightly comparable peer to Regency Centers.
• SITE Centers: SITE Centers is an open-air shopping center REIT with a portfolio of approximately 120 properties concentrated in top U.S. markets. Its asset class and target tenant base overlap significantly with Regency Centers.
• Federal Realty Investment Trust: Federal Realty owns and operates high-quality retail real estate, primarily open-air shopping centers and mixed-use districts in dense coastal markets. Its focus on necessity-based and experiential retail tenants is highly comparable to Regency's grocery-anchored model.
• Retail Opportunity Investments Corp. (ROIC): ROIC is a grocery-anchored shopping center REIT with a West Coast concentration. Its portfolio strategy, tenant base, and demographic focus overlap meaningfully with Regency's footprint in California, Oregon, and Washington.

Broad incumbents

• Simon Property Group: Simon is the largest U.S. retail REIT, operating regional malls, premium outlets, and lifestyle centers. While its portfolio skews toward enclosed malls and Class A assets rather than grocery-anchored centers, it competes broadly for retail real estate capital.
• Realty Income: Realty Income is a large-cap net-lease REIT with a diversified tenant roster across retail and industrial. Its scale and access to capital position it as a benchmark for retail real estate investors, though its net-lease structure differs from Regency's shopping-center operating model.
• NNN REIT: NNN REIT is a publicly traded net-lease REIT focused on single-tenant retail and restaurant properties. While its asset class differs from Regency's open-air centers, it competes for the same income-oriented retail real estate investor base.

Emerging players

• Tanger Inc. Tanger operates upscale outlet and open-air shopping centers in top markets. Its smaller scale and outlet focus make it a partial overlap, particularly as both companies target high-income trade areas and best-in-class retail tenants.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/RegencyCenters
• YouTubeyoutube.com/regencycenters
• Facebookfacebook.com/RegencyCenters
• LinkedInlinkedin.com/company/regency-centers
• Instagraminstagram.com/regencycenters
• TikToktiktok.com/@regencycenters

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles14 records

Funding overview

Funding rounds3 records

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A2 records

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Regency Centers