Regency Centers (REG) investor relations material

Operating performance and portfolio strategy

• Achieved strong growth in same property NOI and earnings in Q1 2026, driven by robust operating fundamentals and disciplined capital allocation.

• Portfolio consists of high-quality centers in attractive suburban trade areas, anchored by leading grocers and retailers serving daily needs.

• Strong tenant demand, healthy leasing activity, and meaningful rent growth are supported by limited new retail supply nationwide.

• Focus on disciplined asset management, prioritizing long-term value creation and NOI growth over short-term occupancy maximization.

• Emphasis on partnering with top grocers and maintaining productive stores to drive traffic and benefit other tenants.

Leasing environment and tenant relationships

• Current leasing environment is among the best in decades, with favorable rent spreads and embedded annual rent steps.

• Retailers are signing leases years in advance due to supply constraints, often for spaces that may not open until 2028 or later.

• Proactive re-leasing strategies include targeting watchlist tenants and enhancing merchandising with new anchors.

• Lease negotiations leverage non-monetary provisions, such as limited exclusives and co-tenancy, to unlock revenue.

• Strong relationships with grocers and data-driven trade area analysis underpin leasing and merchandising strategies.

Development, redevelopment, and supply dynamics

• Development is a key differentiator, with the ability to source and deliver high-quality projects in supply-constrained markets.

• Post-GFC, new supply growth has been limited due to higher construction and land costs, and competition for land use.

• Long-standing developer relationships and a strong balance sheet enable execution of ground-up projects without reliance on external financing.

• Approximately $1 billion in development and redevelopment opportunities are projected over the next three years, with one-third from redevelopment.

• Redevelopment initiatives focus on upgrading tenant quality and maximizing long-term NOI growth.