Regency Centers Reports Results for the Second Quarter 2015

Regency Centers Corporation (“Regency” or the “Company”) today announced financial and operating results for the quarter ended June 30, 2015.

Financial Results

Regency reported Core Funds From Operations (“Core FFO”) for the second quarter of $71.2 million, or $0.75 per diluted share, compared to $65.9 million, or $0.71 per diluted share, for the same period in 2014. For the six months ended June 30, 2015 Core FFO was $140.7 million, or $1.49 per diluted share, compared to $130.0 million, or $1.41 per diluted share for the same period in 2014.

Funds From Operations (“FFO”) for the second quarter was $71.0 million, or $0.75 per diluted share, compared to $65.9 million, or $0.71 per diluted share, for the same period in 2014. For the six months ended June 30, 2015 FFO was $140.7 million, or $1.49 per diluted share, compared to $131.4 million or $1.42 per diluted share for the same period in 2014.

The Company reported net income attributable to common stockholders (“Net Income”) for the second quarter of $32.5 million, or $0.34 per diluted share, compared to Net Income of $25.5 million, or $0.28 per diluted share, for the same period in 2014. For the six months ended June 30, 2015 Net Income was $57.7 million, or $0.61 per diluted share, compared to $44.9 million, or $0.48 for the same period in 2014.

Operating Results

For the period ended June 30, 2015, Regency’s results for wholly-owned properties plus its pro-rata share of co-investment partnerships were as follows:

Portfolio Activity

Property Transactions

As previously disclosed, the Company sold two properties during the quarter. Year to date, Regency has sold three properties for a combined gross sales price of $59.1 million and a blended cap rate of 7.2%. Regency’s share of the combined gross sales price is $40.3 million.

Developments and Redevelopments

At quarter end, the Company had fifteen projects in development or under redevelopment with estimated costs of $231.9 million. The in-process developments were 64% funded and 92% leased and committed, including retailer-owned square footage. Regency completed one project during the quarter, representing $55.9 million in net development costs and a yield of 7.6%.

Balance Sheet

Rating Agencies

During the quarter, Moody’s Investors Service upgraded the Company’s senior unsecured rating to Baa1 and the preferred stock rating to Baa2. The outlook for both ratings is stable.

Credit Facility

As previously disclosed, Regency amended its $800 million unsecured revolving credit facility (the “Facility”) during the quarter. The amendment extended the maturity date to May 13, 2019 and reduced the applicable interest rate. Following the Company’s credit rating upgrade by Moody’s Investors Service, the Facility now bears interest at an annual rate of LIBOR plus 0.925% on drawn balances and includes an annual 15 basis point facility fee on the $800 million capacity. Further, the Company has options to extend maturity for two additional six-month periods.

2015 Guidance

The Company updated certain components of its 2015 earnings guidance. These changes are summarized below. Please refer to the Company’s second quarter 2015 supplemental information package for a complete list of updates.

Dividend

On August 3, 2015, Regency’s Board of Directors declared a quarterly cash dividend on the Company’s common stock of $0.485 per share. The dividend is payable on September 2, 2015 to shareholders of record as of August 19, 2015.

Conference Call Information

In conjunction with Regency’s second quarter results, the Company will host a conference call on Thursday, August 6, 2015 at 11:00 a.m. EDT. Dial-in and webcast information is listed below.

Replay

Webcast Archive: Investor Relations page under Webcasts & Presentations

Non-GAAP Disclosure

FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts (“NAREIT”) defines as net income, computed in accordance with GAAP, excluding gains and losses from dispositions of depreciable property, net of tax, excluding operating real estate impairments, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Regency computes FFO for all periods presented in accordance with NAREIT's definition. Many companies use different depreciable lives and methods, and real estate values historically fluctuate with market conditions. Since FFO excludes depreciation and amortization and gains and losses from depreciable property dispositions, and impairments, it can provide a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, FFO is a supplemental non-GAAP financial measure of the Company's operating performance, which does not represent cash generated from operating activities in accordance with GAAP and therefore, should not be considered an alternative for net income or as a measure of liquidity. Core FFO is an additional performance measure used by Regency as the computation of FFO includes certain non-cash and non-comparable items that affect the Company's period-over-period performance. Core FFO excludes from FFO, but is not limited to: (a) transaction related gains, income or expense; (b) impairments on land; (c) gains or losses from the early extinguishment of debt; and (d) other non-core amounts as they occur. The Company provides a reconciliation of FFO to Core FFO.

Reconciliation of Net Income Attributable to Common Stockholders to FFO and Core FFO — Actual (in thousands)

Same property NOI is a key measure used by management in evaluating the operating performance of Regency’s properties. The Company provides a reconciliation of income from operations to pro-rata same property NOI in its supplemental information package.

Reported results are preliminary and not final until the filing of the Company’s Form 10-Q with the SEC and, therefore, remain subject to adjustment.

Reconciliation of Net Income Attributable to Common Stockholders to FFO and Core FFO — Guidance

The Company has published forward-looking statements and additional financial information in its second quarter 2015 supplemental information package that may help investors estimate earnings for 2015. A copy of the Company’s second quarter 2015 supplemental information will be available on the Company's website at www.RegencyCenters.com or by written request to: Investor Relations, Regency Centers Corporation, One Independent Drive, Suite 114, Jacksonville, Florida, 32202. The supplemental information package contains more detailed financial and property results including financial statements, an outstanding debt summary, acquisition and development activity, investments in partnerships, information pertaining to securities issued other than common stock, property details, a significant tenant rent report and a lease expiration table in addition to earnings and valuation guidance assumptions. The information provided in the supplemental package is unaudited and there can be no assurance that the information will not vary from the final information in the Company’s Form 10-Q for the quarter ended June 30, 2015. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

About Regency Centers Corporation (NYSE: REG)

With more than 50 years of experience, Regency is the preeminent national owner, operator and developer of high-quality, grocery-anchored neighborhood and community shopping centers. The Company’s portfolio of 319 retail properties encompasses over 42.8 million square feet located in top markets throughout the United States, including co-investment partnerships. Regency has developed 219 shopping centers since 2000, representing an investment at completion of more than $3 billion. Operating as a fully integrated real estate company, Regency is a qualified real estate investment trust that is self-administered and self-managed.

Forward-looking statements involve risks and uncertainties. Actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements. Please refer to the documents filed by Regency Centers Corporation with the SEC, specifically the most recent reports on Forms 10-K and 10-Q, which identify important risk factors which could cause actual results to differ from those contained in the forward-looking statements.

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