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Regency Centers (REG) investor relations material
Regency Centers Q3 2025 earnings summary
Complete event summary combining all related documents: earnings call transcript, report, and slide presentation.Q3 2025 earnings summary29 Oct, 2025
Executive summary
Delivered another quarter of outstanding results with strong same-property NOI and earnings growth, driven by robust leasing, SNO pipeline execution, and higher rents amid strong demand and healthy tenants.
Portfolio is over 85% grocery-anchored, focused on necessity, service, and value retailers in suburban areas with strong demographics.
Best-in-class operating platform with 25+ offices and 480+ properties, emphasizing local expertise and asset management.
Corporate responsibility and sustainability are core to long-term strategy, with a focus on people, governance, and environmental stewardship.
Net income attributable to common shareholders for Q3 2025 was $106.0 million ($0.58 per diluted share), up from $98.1 million ($0.54 per share) year-over-year.
Financial highlights
Same-property NOI grew nearly 5% year-over-year, with base rent growth at 4.7%.
Nareit FFO per diluted share guidance for 2025 raised to $4.62–$4.64, implying mid-7% year-over-year growth at the midpoint.
Core Operating Earnings per diluted share guidance is $4.39–$4.41, reflecting mid-6% year-over-year growth.
Cash-free leasing spreads were 13% in Q3, with gap rent spreads near record highs at 23%.
Same-property percent lease rate at 96.4%; commenced rate increased 40 bps to 94.4%.
Outlook and guidance
Raised same-property NOI growth guidance to 5.25%-5.5% for 2025, driven by lower credit loss and higher rent commencements.
2025 Nareit FFO guidance raised to $4.62–$4.64 per diluted share, representing over 7% year-over-year growth at the midpoint.
$300 million in development and redevelopment spend planned for 2025.
Share/unit issuances guidance of $300 million, including $100 million of common equity and $200 million in operating partnership units for a portfolio acquisition.
2026 guidance: same-property NOI growth expected in the mid-3% range, total NOI growth in the mid-6% range, and NAREIT FFO growth in the mid-4% range.
What is the estimated yield on in-process projects?
Compare acquisition and disposition cap rates.
Reason for increased Same Property NOI guidance?
What enables Regency's development at scale?
Can occupancy exceed prior peak levels?
Acquisition strategy in competitive market?
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Next Regency Centers earnings date
Q4 20256 Feb, 2026
Next Regency Centers earnings date
Q4 20256 Feb, 2026
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Frequently asked questions
Regency Centers is the preeminent national owner, operator, and developer of shopping centers located in affluent and densely populated trade areas. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust that is self-administered and self-managed.
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