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Investments in Real Estate Partnerships (Tables) | 12 Months Ended
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Dec. 31, 2020
Schedule of Equity Method Investments [Line Items] |
Schedule of Equity Method Investments | The Company invests in real estate partnerships, which consist of the following:
|  | December 31, 2020 |
(in thousands) |  | Regency's Ownership |  |  | Number of Properties |  |  | Total Investment |  |  | Total Assets of the Partnership |  |  | The Company's Share of Net Income of the Partnership |  |  | Net Income of the Partnership |
GRI - Regency, LLC (GRIR) |  | 40.00% |  |  |  | 67 |  |  | $ | 179,728 |  |  |  | 1,583,097 |  |  |  | 25,425 |  |  |  | 56,244 |
New York Common Retirement Fund (NYC) (1) |  | 30.00% |  |  |  | 4 |  |  |  | 27,627 |  |  |  | 205,332 |  |  |  | 488 |  |  |  | 4,241 |
Columbia Regency Retail Partners, LLC (Columbia I) |  | 20.00% |  |  |  | 7 |  |  |  | 8,699 |  |  |  | 136,120 |  |  |  | 1,030 |  |  |  | 5,383 |
Columbia Regency Partners II, LLC (Columbia II) |  | 20.00% |  |  |  | 13 |  |  |  | 37,882 |  |  |  | 377,246 |  |  |  | 1,045 |  |  |  | 5,103 |
Cameron Village, LLC (Cameron) |  | 30.00% |  |  |  | 1 |  |  |  | 10,108 |  |  |  | 94,551 |  |  |  | 757 |  |  |  | 2,531 |
RegCal, LLC (RegCal) |  | 25.00% |  |  |  | 6 |  |  |  | 25,908 |  |  |  | 107,283 |  |  |  | 1,296 |  |  |  | 5,397 |
US Regency Retail I, LLC (USAA) (2) |  | 20.01% |  |  |  | 7 |  |  |  | — |  |  |  | 85,006 |  |  |  | 790 |  |  |  | 3,948 |
Other investments in real estate partnerships (3) |  | 35.00% - 50.00% |  |  |  | 9 |  |  |  | 177,203 |  |  |  | 478,592 |  |  |  | 3,338 |  |  |  | 8,574 |
Total investments in real estate partnerships |  |  |  |  |  |  | 114 |  |  | $ | 467,155 |  |  |  | 3,067,227 |  |  |  | 34,169 |  |  |  | 91,421 |
(1) | On January 1, 2020, the Company purchased the remaining 70% of a property owned by the NYC partnership (Country Walk Plaza), as discussed in note 2, and therefore all earnings of this property are included in consolidated results from the date of acquisition and excluded from partnership earnings.
(2) | The USAA partnership has distributed proceeds from debt refinancing and real estate sales in excess of Regency’s carrying value of its investment, resulting in a negative investment balance of $4.4 million, which is recorded within Accounts Payable and other liabilities in the Consolidated Balance Sheets.
(3) | In January 2020, the Company purchased an additional 16.62% interest in Town and Country Shopping Center, bringing its total ownership interest to 35%.
|  | December 31, 2019 |
(in thousands) |  | Regency's Ownership |  |  | Number of Properties |  |  | Total Investment |  |  | Total Assets of the Partnership |  |  | The Company's Share of Net Income of the Partnership |  |  | Net Income of the Partnership |
GRI - Regency, LLC (GRIR) |  | 40.00% |  |  |  | 68 |  |  | $ | 187,597 |  |  |  | 1,612,459 |  |  |  | 43,536 |  |  |  | 96,721 |
New York Common Retirement Fund (NYC) (1) |  | 30.00% |  |  |  | 6 |  |  |  | 41,422 |  |  |  | 260,512 |  |  |  | (9,967 | ) |  |  | (5,832 | )
Columbia Regency Retail Partners, LLC (Columbia I) |  | 20.00% |  |  |  | 7 |  |  |  | 9,201 |  |  |  | 139,253 |  |  |  | 1,626 |  |  |  | 8,406 |
Columbia Regency Partners II, LLC (Columbia II) |  | 20.00% |  |  |  | 13 |  |  |  | 39,453 |  |  |  | 385,960 |  |  |  | 1,748 |  |  |  | 8,742 |
Cameron Village, LLC (Cameron) |  | 30.00% |  |  |  | 1 |  |  |  | 10,641 |  |  |  | 96,101 |  |  |  | 1,062 |  |  |  | 3,572 |
RegCal, LLC (RegCal) |  | 25.00% |  |  |  | 6 |  |  |  | 26,417 |  |  |  | 109,226 |  |  |  | 3,796 |  |  |  | 16,276 |
US Regency Retail I, LLC (USAA) (2) |  | 20.01% |  |  |  | 7 |  |  |  | — |  |  |  | 87,231 |  |  |  | 1,028 |  |  |  | 5,137 |
Other investments in real estate partnerships (3) |  | 18.38% - 50.00% |  |  |  | 8 |  |  |  | 154,791 |  |  |  | 468,142 |  |  |  | 18,127 |  |  |  | 38,182 |
Total investments in real estate partnerships |  |  |  |  |  |  | 116 |  |  | $ | 469,522 |  |  |  | 3,158,884 |  |  |  | 60,956 |  |  |  | 171,204 |
(1) | During the third quarter of 2019, a $10.9 million impairment of real estate was recognized within the NYC partnership from changes in the expected hold periods of various properties.
(2) | The USAA partnership has distributed proceeds from debt refinancing and real estate sales in excess of Regency’s carrying value of its investment resulting in a negative investment balance of $3.9 million, which is recorded within Accounts Payable and other liabilities in the Consolidated Balance Sheets.
(3) | Includes our investment in the Town and Country shopping center, which began with an initial 9.38% ownership percent in 2018, with an additional 9.0% interest acquired during 2019.
The summarized balance sheet information for the investments in real estate partnerships, on a combined basis, is as follows:
|  | December 31, |
(in thousands) |  | 2020 |  |  | 2019 |
Investments in real estate, net |  | $ | 2,817,713 |  |  |  | 2,917,415 |
Acquired lease intangible assets, net |  |  | 32,607 |  |  |  | 40,549 |
Other assets |  |  | 216,907 |  |  |  | 200,920 |
Total assets |  | $ | 3,067,227 |  |  |  | 3,158,884 |
Notes payable |  | $ | 1,557,043 |  |  |  | 1,577,467 |
Acquired lease intangible liabilities, net |  |  | 33,223 |  |  |  | 44,387 |
Other liabilities |  |  | 97,321 |  |  |  | 96,388 |
Capital - Regency |  |  | 509,873 |  |  |  | 508,875 |
Capital - Third parties |  |  | 869,767 |  |  |  | 931,767 |
Total liabilities and capital |  | $ | 3,067,227 |  |  |  | 3,158,884 |
The following table reconciles the Company's capital recorded by the unconsolidated partnerships to the Company's investments in real estate partnerships reported in the accompanying Consolidated Balance Sheet:
|  | December 31, |
(in thousands) |  | 2020 |  |  | 2019 |
Capital - Regency |  | $ | 509,873 |  |  |  | 508,875 |
Basis difference |  |  | (47,119 | ) |  |  | (43,296 | )
Negative investment in USAA (1) |  |  | 4,401 |  |  |  | 3,943 |
Investments in real estate partnerships |  | $ | 467,155 |  |  |  | 469,522 |
| (1) | The USAA partnership has distributed proceeds from debt refinancing and real estate sales in excess of Regency's carrying value of its investment resulting in a negative investment balance, which is recorded within Accounts payable and other liabilities in the Consolidated Balance Sheets. |
The revenues and expenses for the investments in real estate partnerships, on a combined basis, are summarized as follows:
|  | Year ended December 31, |
(in thousands) |  | 2020 |  |  | 2019 |  |  | 2018 |
Total revenues |  | $ | 381,094 |  |  |  | 417,053 |  |  |  | 414,631 |
Operating expenses: |  |  |  |  |  |  |  |  |  |  |  |
Depreciation and amortization |  |  | 101,590 |  |  |  | 97,844 |  |  |  | 99,847 |
Operating and maintenance |  |  | 65,146 |  |  |  | 65,811 |  |  |  | 66,299 |
General and administrative |  |  | 5,870 |  |  |  | 6,201 |  |  |  | 5,697 |
Real estate taxes |  |  | 53,747 |  |  |  | 53,410 |  |  |  | 54,119 |
Other operating expenses |  |  | 3,126 |  |  |  | 2,709 |  |  |  | 2,700 |
Total operating expenses |  | $ | 229,479 |  |  |  | 225,975 |  |  |  | 228,662 |
Other expense (income): |  |  |  |  |  |  |  |  |  |  |  |
Interest expense, net |  |  | 66,786 |  |  |  | 75,449 |  |  |  | 73,508 |
Gain on sale of real estate |  |  | (7,146 | ) |  |  | (64,798 | ) |  |  | (16,624 | )
Early extinguishment of debt |  |  | 554 |  |  |  | — |  |  |  | — |
Provision for impairment, net of tax |  |  | — |  |  |  | 9,223 |  |  |  | — |
Total other expense (income) |  |  | 60,194 |  |  |  | 19,874 |  |  |  | 56,884 |
Net income of the Partnerships |  | $ | 91,421 |  |  |  | 171,204 |  |  |  | 129,085 |
The Company's share of net income of the Partnerships |  | $ | 34,169 |  |  |  | 60,956 |  |  |  | 42,974 |
Acquisitions The following table provides a summary of shopping centers and land parcels acquired through our unconsolidated real estate partnerships during 2020, which had no such acquisitions in 2019:
(in thousands) |  | Year ended December 31, 2020 |
Date Purchased |  | Property Name |  | City/State |  | Property Type |  | Co-investment Partner |  | Ownership % |  |  | Purchase Price |  |  | Debt Assumed, Net of Premiums |  |  | Intangible Assets |  |  | Intangible Liabilities |
11/13/20 |  | Eastfield at Baybrook |  | Houston, TX |  | Development |  | Other |  | 50.00% |  |  | $ | 4,491 |  |  |  | — |  |  |  | — |  |  |  | — |
Dispositions The following table provides a summary of shopping centers and land parcels disposed of through our unconsolidated real estate partnerships:
|  | Year ended December 31, |
(in thousands) |  | 2020 |  |  | 2019 |  |  | 2018 |
Proceeds from sale of real estate investments |  | $ | 27,974 |  |  |  | 142,754 |  |  |  | 27,144 |
Gain on sale of real estate |  | $ | 7,147 |  |  |  | 64,798 |  |  |  | 16,624 |
The Company's share of gain on sale of real estate |  | $ | 2,413 |  |  |  | 29,422 |  |  |  | 3,608 |
Number of operating properties sold |  |  | 2 |  |  |  | 4 |  |  |  | 1 |
Number of land out-parcels sold |  |  | — |  |  |  | — |  |  |  | 2 |
Notes Payable Scheduled principal repayments on notes payable held by our unconsolidated investments in real estate partnerships as of December 31, 2020, were as follows:
(in thousands) Scheduled Principal Payments and Maturities by Year: |  | Scheduled Principal Payments |  |  | Mortgage Loan Maturities |  |  | Unsecured Maturities |  |  | Total |  |  | Regency’s Pro-Rata Share |
2021 |  | $ | 11,257 |  |  |  | 333,068 |  |  |  | 15,635 |  |  |  | 359,960 |  |  |  | 124,100 |
2022 |  |  | 7,736 |  |  |  | 254,873 |  |  |  | — |  |  |  | 262,609 |  |  |  | 97,465 |
2023 |  |  | 3,196 |  |  |  | 171,608 |  |  |  | — |  |  |  | 174,804 |  |  |  | 65,137 |
2024 |  |  | 1,796 |  |  |  | 33,690 |  |  |  | — |  |  |  | 35,486 |  |  |  | 14,217 |
2025 |  |  | 2,168 |  |  |  | 146,000 |  |  |  | — |  |  |  | 148,168 |  |  |  | 44,853 |
Beyond 5 Years |  |  | 10,859 |  |  |  | 574,321 |  |  |  | — |  |  |  | 585,180 |  |  |  | 191,940 |
Net unamortized loan costs, debt premium / (discount) |  |  | — |  |  |  | (9,164 | ) |  |  | — |  |  |  | (9,164 | ) |  |  | (3,054 | )
Total notes payable |  | $ | 37,012 |  |  |  | 1,504,396 |  |  |  | 15,635 |  |  |  | 1,557,043 |  |  |  | 534,658 |
These fixed and variable rate loans are all non-recourse to the partnerships, and mature through 2034, with 91.5% having a weighted average fixed interest rate of 4.1%. The remaining notes payable float over LIBOR and had a weighted average variable interest rate of 2.4% at December 31, 2020. Maturing loans will be repaid from proceeds from refinancing, partner capital contributions, or a combination thereof. The Company is obligated to contribute its Pro-rata share to fund maturities if the loans are not refinanced, and it has the capacity to do so from existing cash balances, availability on its line of credit, and operating cash flows. The Company believes that its partners are financially sound and have sufficient capital or access thereto to fund future capital requirements. In the event that a co-investment partner was unable to fund its share of the capital requirements of the co-investment partnership, the Company would have the right, but not the obligation, to loan the defaulting partner the amount of its capital call.
Schedule of Properties Disposed of | The following table provides a summary of consolidated shopping centers and consolidated land parcels disposed of during the periods set forth below:
|  | Year ended December 31, |
(in thousands, except number sold data) |  | 2020 |  |  | 2019 |  |  | 2018 |
Net proceeds from sale of real estate investments |  | $ | 189,444 |  | (1) |  | 137,572 |  |  |  | 250,445 |
Gain on sale of real estate, net of tax |  | $ | 67,465 |  |  |  | 24,242 |  |  |  | 28,343 |
Provision for impairment of real estate sold |  | $ | 958 |  |  |  | 1,836 |  |  |  | 31,041 |
Number of operating properties sold |  |  | 6 |  |  |  | 7 |  |  |  | 10 |
Number of land parcels sold |  |  | 11 |  |  |  | 6 |  |  |  | 9 |
Percent interest sold |  | 50% - 100% |  |  |  | 100 | % |  |  | 100 | %
| (1) | Includes proceeds from repayment of a short-term note on the sale of one of the properties, issued at closing and repaid during the same three months ended March 31, 2020. |
Schedule of Related Party Transactions | In addition to earning our Pro-rata share of net income or loss in each of these co-investment partnerships, we receive fees, as follows:
|  | Year ended December 31, |
(in thousands) |  | 2020 |  |  | 2019 |  |  | 2018 |
Asset management, property management, leasing, and investment and financing services |  | $ | 26,618 |  |  |  | 28,878 |  |  |  | 27,873 |
Unconsolidated Properties [Member] |
Schedule of Equity Method Investments [Line Items] |
Schedule of Business Acquisitions, by Acquisition | The following table provides a summary of shopping centers and land parcels acquired through our unconsolidated real estate partnerships during 2020, which had no such acquisitions in 2019:
(in thousands) |  | Year ended December 31, 2020 |
Date Purchased |  | Property Name |  | City/State |  | Property Type |  | Co-investment Partner |  | Ownership % |  |  | Purchase Price |  |  | Debt Assumed, Net of Premiums |  |  | Intangible Assets |  |  | Intangible Liabilities |
11/13/20 |  | Eastfield at Baybrook |  | Houston, TX |  | Development |  | Other |  | 50.00% |  |  | $ | 4,491 |  |  |  | — |  |  |  | — |  |  |  | — |
Schedule of Properties Disposed of | The following table provides a summary of shopping centers and land parcels disposed of through our unconsolidated real estate partnerships:
|  | Year ended December 31, |
(in thousands) |  | 2020 |  |  | 2019 |  |  | 2018 |
Proceeds from sale of real estate investments |  | $ | 27,974 |  |  |  | 142,754 |  |  |  | 27,144 |
Gain on sale of real estate |  | $ | 7,147 |  |  |  | 64,798 |  |  |  | 16,624 |
The Company's share of gain on sale of real estate |  | $ | 2,413 |  |  |  | 29,422 |  |  |  | 3,608 |
Number of operating properties sold |  |  | 2 |  |  |  | 4 |  |  |  | 1 |
Number of land out-parcels sold |  |  | — |  |  |  | — |  |  |  | 2 |

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