Quarterly Supplemental 4th Quarter 2019 Aventura Shopping Center Brick Walk Aventura, FL Fairfield, CT Mellody Farm Broadway Market The Village at Riverstone Chicago, IL Seattle, WA Dallas, TX Investor Relations [email protected] One Independent Drive, Suite 114 Jacksonville, FL 32202 904 598 7000 RegencyCenters.com Table of Contents December 31, 2019 Disclosures ............................................................................................................................................... i Earnings Press Release ............................................................................................................................. iv Summary Information: Summary Financial Information .................................................................................................................1 Summary Real Estate Information ..............................................................................................................2 Financial Information: Consolidated Balance Sheets .....................................................................................................................3 Consolidated Statements of Operations ......................................................................................................4 Supplemental Details of Operations (Consolidated Only) ..............................................................................5 Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only) ..............................................6 Supplemental Details of Operations (Real Estate Partnerships Only) .............................................................7 Supplemental Details of Same Property NOI (Pro-Rata) ...............................................................................8 Reconciliations of Non-GAAP Financial Measures and Additional Disclosures .................................................9 Summary of Consolidated Debt ................................................................................................................ 11 Summary of Consolidated Debt Detail ...................................................................................................... 12 Summary of Unsecured Debt Covenants and Leverage Ratios .................................................................... 13 Summary of Unconsolidated Debt ............................................................................................................ 14 Unconsolidated Investments .................................................................................................................... 15 Investment Activity: Property Transactions ............................................................................................................................. 16 Summary of Developments and Redevelopments ..................................................................................... 17 Major Redevelopment Pipeline ................................................................................................................. 20 Real Estate Information: Leasing Statistics .................................................................................................................................... 21 Average Base Rent by CBSA .................................................................................................................... 22 Significant Tenant Rents .......................................................................................................................... 23 Tenant Lease Expirations......................................................................................................................... 24 Portfolio Summary Report by State .......................................................................................................... 25 Components of NAV and Forward-Looking Information: Components of NAV ................................................................................................................................ 34 Earnings Guidance .................................................................................................................................. 35 Reconciliation of Net Income to NAREIT FFO ............................................................................................ 36 Glossary of Terms ................................................................................................................................... 37 Disclosures December 31, 2019 Accounting and Disclosure Changes FASB Accounting Standards Codification – Topic 842 (Leases) (“Leases Standard”) Effective January 1, 2019, Regency adopted Accounting Standards Codification (ASC) Topic 842, Leases, under the modified retrospective transition approach allowing for initial application at the date of adoption. The Company also elected to reclassify the prior period amounts to conform to the current year presentation. The financial statements have been impacted as follows: Consolidated Statements of Operations • All lease income earned pursuant to tenant leases in 2019, and as reclassified for 2018, which includes but is not limited to Base rent, Recoveries from tenants and Percentage rent, is reflected in Lease income. • Lease income is presented net of revenues deemed uncollectible for the current period. Prior period presentation of this line item was included in Operating expenses as Provision for doubtful accounts. • Real estate revenues earned not specific to tenant leases in 2019 have been reclassified from Recoveries from tenants and other income to Other property income. • Indirect internal leasing and legal costs associated with the execution of lease agreements that were previously capitalized are expensed in General and administrative in Operating expenses in the current period. Consolidated Balance Sheets • Addition of Lease liabilities and corresponding Right of use assets, net of or including the opening balance for straight line rent and above/below market intangibles, for its ground and office leases where Regency is the lessee. NAREIT Funds from Operations Regency prospectively adopted the NAREIT FFO White Paper – 2018 Restatement (“2018 FFO Whitepaper”), and elected the option of excluding gains on the sale and impairments of land from NAREIT FFO, which are considered incidental to the Company’s main business. Prior period amounts were not restated to conform to the current year presentation of NAREIT FFO, and therefore include gains on sales and impairments of land. Non-GAAP Disclosures We use certain non-GAAP performance measures, in addition to the required GAAP presentations, as we believe these measures improve the understanding of the Company's operational results. We provide pro- rata financial information because we believe it assists investors and analysts in estimating our economic interest in our consolidated and unconsolidated partnerships, when read in conjunction with the Company’s reported results under GAAP. We believe presenting our pro-rata share of assets, liabilities, and operating results, along with other non-GAAP measures, makes comparisons of other REITs' operating results to the Company's more meaningful. We continually evaluate the usefulness, relevance, limitations, and calculation of our reported non-GAAP performance measures to determine how best to provide relevant information to the public, and thus such reported measures could change. The pro-rata information provided is not, and is not intended to be, presented in accordance with GAAP. The pro-rata supplemental details of assets and liabilities and supplemental details of operations reflect our proportionate economic ownership of the assets, liabilities and operating results of the properties in our portfolio. i Disclosures December 31, 2019 • The items labeled as "Consolidated" are prepared on a basis consistent with the Company's consolidated financial statements as filed with the SEC on the most recent Form 10-Q or 10-K, as applicable. • The columns labeled "Share of JVs" represent our ownership interest in our unconsolidated (equity method) investments in real estate partnerships, and was derived on a partnership by partnership basis by applying to each financial statement line item our ownership percentage interest used to arrive at our share of investments in real estate partnerships and equity in income or loss of investments in real estate partnerships during the period when applying the equity method of accounting to each of our unconsolidated partnerships. • A similar calculation was performed for the amounts in columns labeled ''Noncontrolling Interests”, which represent the limited partners’ interests in consolidated partnerships attributable to each financial statement line item. We do not control the unconsolidated partnerships, and the presentations of the assets and liabilities and revenues and expenses do not necessarily represent our legal claim to such items. The partners are entitled to profit or loss allocations and distributions of cash flows according to the operating agreements, which generally provide for such allocations according to their invested capital. Our share of invested capital establishes the ownership interest we use to prepare our pro-rata share. The presentation of pro-rata financial information has limitations as an analytical tool. Some of these limitations include, but are not limited to the following: • The amounts shown on the individual line items were derived by applying our overall economic ownership