EX-99.2 3 reg-ex99_2.htm EX-99.2

Exhibit 99.2

Table of Contents

December 31, 2024

Safe Harbor Language | i
Earnings Press Release | ii
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 | 9
Capital Expenditures and Additional Disclosures | 10
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 In-Process Developments and Redevelopments | 17
Development and Redevelopment Current Year Completions | 18
Real Estate Information: |
Leasing Statistics | 19
New Lease Net Effective Rent and Leases Signed Not Yet Commenced | 20
Annual Base Rent by State | 21
Annual Base Rent by CBSA | 22
Annual Base Rent by Tenant Category | 23
Significant Tenant Rents | 24
Tenant Lease Expirations | 25
Portfolio Summary Report by State | 26
Additional Disclosures and Forward-Looking Information: |
Components of NAV | 35
Earnings Guidance | 36
Glossary of Terms | 37

S a fe Harbor Language

December 31, 2024

Forward-Looking Statements

Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, outlook and other similar statements relating to Regency’s future events, developments, or financial or operational performance or results such as our 2024 Guidance, are “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are identified by the use of words such as “may,” “will,” “could,” “should,” “would,” “expect,” “estimate,” “believe,” “intend,” “forecast,” “project,” “plan,” “anticipate,” “guidance,” and other similar language. However, the absence of these or similar words or expressions does not mean a statement is not forward-looking. While we believe these forward-looking statements are reasonable when made, forward-looking statements are not guarantees of future performance or events and undue reliance should not be placed on these statements. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance these expectations will be attained, and it is possible actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties. Our operations are subject to a number of risks and uncertainties including, but not limited to, those risk factors described in our Securities and Exchange Commission (“SEC”) filings, our Annual Report on Form 10-K for the year ended December 31, 2023 (“2023 Form 10-K”) under Item 1A. When considering an investment in our securities, you should carefully read and consider these risks, together with all other information in our Annual Reports on Form 10-K, Quarterly Reports on Form 10-Q and our other filings and submissions to the SEC. If any of the events described in the risk factors actually occur, our business, financial condition or operating results, as well as the market price of our securities, could be materially adversely affected. Forward-looking statements are only as of the date they are made, and Regency undertakes no duty to update its forward-looking statements, whether as a result of new information, future events or developments or otherwise, except as to the extent required by law. These risks and events include, without limitation:

Risk Factors Related to the Current Economic and Geopolitical Environments

Interest rates in the current economic environment may adversely impact our cost to borrow, real estate valuation, and stock price. Economic challenges and policy changes may adversely impact our tenants and our business. Unfavorable developments that may affect the banking and financial services industry could adversely affect our business, liquidity and financial condition, and overall results of operations. Current geopolitical challenges could impact the U.S. economy and consumer spending and our results of operations and financial condition.

Risk Factors Related to Pandemics or other Public Health Crises

Pandemics or other public health crises may adversely affect our tenants financial condition, the profitability of our properties, and our access to the capital markets and could have a material adverse effect on our business, results of operations, cash flows and financial condition.

Risk Factors Related to Operating Retail-Based Shopping Centers

Economic and market conditions may adversely affect the retail industry and consequently reduce our revenues and cash flow, and increase our operating expenses. Shifts in retail trends, sales, and delivery methods between brick-and-mortar stores, e-commerce, home delivery, and curbside pick-up may adversely impact our revenues, results of operations, and cash flows. Changing economic and retail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow. Our success depends on the continued presence and success of our “anchor” tenants. A percentage of our revenues are derived from “local” tenants and our net income may be adversely impacted if these tenants are not successful, or if the demand for the types or mix of tenants significantly change. We may be unable to collect balances due from tenants in bankruptcy. Many of our costs and expenses associated with operating our properties may remain constant or increase, even if our lease income decreases. Compliance with the Americans with Disabilities Act and other building, fire, and safety regulations may have a material negative effect on us.

Risk Factors Related to Real Estate Investments

Our real estate assets may decline in value and be subject to impairment losses which may reduce our net income. We face risks associated with development, redevelopment, and expansion of properties. We face risks associated with the development of mixed-use commercial properties. We face risks associated with the acquisition of properties. We may be unable to sell properties when desired because of market conditions. Changes in tax laws could impact our acquisition or disposition of real estate.

Risk Factors Related to the Environment Affecting Our Properties

Climate change may adversely impact our properties, some of which may be more vulnerable due to their geographic location, and may lead to additional compliance obligations and costs. Costs of environmental remediation may adversely impact our financial performance and reduce our cash flow.

Risk Factors Related to Corporate Matters

An increased focus on metrics and reporting related to environmental, social, and governance (“ESG”) factors by investors and other stakeholders may impose additional costs and expose us to new risks. An uninsured loss or a loss that exceeds the insurance coverage on our properties may subject us to loss of capital and revenue on those properties. Failure to attract and retain key personnel may adversely affect our business and operations.

Risk Factors Related to Our Partnerships and Joint Ventures

We do not have voting control over all of the properties owned in our real estate partnerships and joint ventures, so we are unable to ensure that our objectives will be pursued. The termination of our partnerships may adversely affect our cash flow, operating results, and our ability to make distributions to stock and unit holders.

Risk Factors Related to Funding Strategies and Capital Structure

Our ability to sell properties and fund acquisitions and developments may be adversely impacted by higher market capitalization rates and lower NOI at our properties which may adversely affect results of operations and financial condition. We depend on external sources of capital, which may not be available in the future on favorable terms or at all. Our debt financing may adversely affect our business and financial condition. Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition. Increases in interest rates would cause our borrowing costs to rise and negatively impact our results of operations. Hedging activity may expose us to risks, including the risks that a counterparty will not perform and that the hedge will not yield the economic benefits we anticipate, which may adversely affect us.

Risk Factors Related to Information Management and Technology

The unauthorized access, use, theft or destruction of tenant or employee personal, financial or other data, or of Regency's proprietary or confidential information stored in our information systems or by third parties on our behalf, could impact operations, and expose us to potential liabilities and material adverse financial impact. Any actual or perceived failure to comply with new or existing laws, regulations and other requirements relating to the privacy, security and processing of personal information could adversely affect our business, results of operations, or financial condition. The use of technology based on artificial intelligence presents risks relating to confidentiality, creation of inaccurate and flawed outputs and emerging regulatory risk, any or all of which may adversely affect our business and results of operations.

Risk Factors Related to Taxes and the Parent Company’s Qualification as a REIT

If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates. Dividends paid by REITs generally do not qualify for reduced tax rates. Certain non-U.S. stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if the Parent Company does not qualify as a “domestically controlled” REIT. Legislative or other actions affecting REITs may have a negative effect on us or our investors. Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities. Partnership tax audit rules could have a material adverse effect.

Risk Factors Related to the Company’s Common Stock

Restrictions on the ownership of the Parent Company’s capital stock to preserve its REIT status may delay or prevent a change in control. The issuance of the Parent Company's capital stock may delay or prevent a change in control. Ownership in the Parent Company may be diluted in the future. The Parent Company’s amended and restated bylaws provides that the courts located in the State of Florida will be the sole and exclusive forum for substantially all disputes between us and our stockholders, which could limit our stockholders’ ability to obtain a favorable judicial forum for disputes with us or our directors, officers, or employees. There is no assurance that we will continue to pay dividends at current or historical rates.

Supplemental Information i

|  | NEWS RELEASE For immediate release Christy McElroy 904 598 7616 ChristyMcElroy@regencycenters.com

Regency Centers Reports Fourth Quarter and Full Year 2024 Results

JACKSONVILLE, Fla. (February 6, 2025) – Regency Centers Corporation (“Regency Centers”, “Regency” or the “Company”) (Nasdaq: REG) today reported financial and operating results for the period ended December 31, 2024 and provided initial 2025 earnings guidance. For the three months ended December 31, 2024 and 2023, Net Income Attributable to Common Shareholders was $0.46 per diluted share and $0.47 per diluted share, respectively. For the twelve months ended December 31, 2024 and 2023, Net Income Attributable to Common Shareholders was $2.11 per diluted share and $2.04 per diluted share, respectively.

Fourth Quarter and Full Year 2024 Highlights

•
Reported Nareit FFO of $1.09 per diluted share for the fourth quarter, and $4.30 per diluted share for the full year
•
Reported Core Operating Earnings of $1.04 per diluted share for the fourth quarter, and $4.13 per diluted share for the full year
•
Generated Core Operating Earnings per share growth exceeding 5% for the full year, excluding the collection of receivables reserved during 2020 and 2021
•
Increased Same Property NOI for the fourth quarter by 4.0% year-over-year, and for the full year by 3.6%, excluding lease termination fees and the collection of receivables reserved during 2020 and 2021
•
Increased Same Property percent leased by 60 basis points sequentially and 100 basis points year-over-year to a new record high of 96.7%
•
Increased Same Property shop percent leased by 40 basis points sequentially and 60 basis points year-over-year to a new record high of 94.1%
•
Executed 8.1 million square feet of comparable new and renewal leases during the full year at blended rent spreads of +9.5% on a cash basis and +19.0% on a straight-lined basis
•
Started over $35 million of new development and redevelopment projects in the fourth quarter, bringing year-to-date total project starts to $258 million
•
As of December 31, 2024, Regency's in-process development and redevelopment projects had estimated net project costs of $497 million
•
Acquired University Commons - Austin in the fourth quarter, an H-E-B anchored shopping center in the Austin, TX MSA
•
Raised $100 million of common stock on a forward basis through the Company's at-the-market ("ATM") program at an average price of $74.66 per share
•
Pro-rata net debt and preferred stock to operating EBITDA re at December 31, 2024 was 5.2x
•
Subsequent to quarter end, on February 4, 2025, Regency's Board of Directors (the "Board") declared a quarterly cash dividend on the Company's common stock of $0.705 per share

"We are proud to report another year of exceptional performance, driven by robust tenant demand at our shopping centers and significant value creation through our investments platform," said Lisa Palmer, President and Chief Executive Officer. "We closed the year at record-high occupancy levels accompanied by strong rent growth, as well as our highest annual volume of development and redevelopment starts in nearly 20 years. Our solid operating fundamentals, disciplined development strategy, and balance sheet position, combined with the hard work of our team, provide a strong foundation for sustained earnings growth."

Supplemental Information ii

Financial Results

Net Income Attributable to Common Shareholders

•
For the three months ended December 31, 2024, Net Income Attributable to Common Shareholders was $83.1 million, or $0.46 per diluted share, compared to Net Income Attributable to Common Shareholders of $86.4 million, or $0.47 per diluted share, for the same period in 2023.
o
Net Income in the fourth quarter of 2024 includes an impairment charge of $14.3 million, or $0.08 per diluted share.
•
For the twelve months ended December 31, 2024 and 2023, Net Income Attributable to Common Shareholders was $386.7 million, or $2.11 per diluted share, compared to Net Income Attributable to Common Shareholders of $359.5 million, or $2.04 per diluted share, for the same period in 2023.

Nareit FFO

•
For the three months ended December 31, 2024, Nareit FFO was $199.5 million, or $1.09 per diluted share, compared to $190.0 million, or $1.02 per diluted share, for the same period in 2023.
•
For the twelve months ended December 31, 2024 and 2023, Nareit FFO was $790.9 million, or $4.30 per diluted share, compared to $736.1 million, or $4.15 per diluted share, for the same period in 2023.

Core Operating Earnings

•
For the three months ended December 31, 2024, Core Operating Earnings was $190.6 million, or $1.04 per diluted share, compared to $184.4 million, or $0.99 per diluted share, for the same period in 2023.
•
For the twelve months ended December 31, 2024 and 2023, Core Operating Earnings was $760.7 million, or $4.13 per diluted share, compared to $700.9 million, or $3.95 per diluted share, for the same period in 2023.

Portfolio Performance

Same Property NOI

•
Fourth quarter 2024 Same Property Net Operating Income (“NOI”), excluding lease termination fees and the collection of receivables reserved during 2020 and 2021, increased by 4.0% compared to the same period in 2023.
o
Same Property base rents contributed 3.3% to Same Property NOI growth in the fourth quarter of 2024.
•
Full year 2024 Same Property NOI, excluding lease termination fees and the collection of receivables reserved during 2020 and 2021, increased by 3.6% compared to the same period in 2023.
o
Same Property base rents contributed 2.9% to Same Property NOI growth in the full year 2024.

Occupancy

•
As of December 31, 2024, Regency’s Same Property portfolio was 96.7% leased, an increase of 60 basis points sequentially, and an increase of 100 basis points compared to December 31, 2023.
o
Same Property anchor percent leased, which includes spaces greater than or equal to 10,000 square feet, was 98.3%, an increase of 130 basis points compared to December 31, 2023.
o
Same Property shop percent leased, which includes spaces less than 10,000 square feet, was 94.1%, an increase of 60 basis points compared to December 31, 2023.
•
As of December 31, 2024, Regency’s Same Property portfolio was 93.7% commenced, an increase of 100 basis points sequentially and an increase of 80 basis points compared to December 31, 2023.

Supplemental Information iii

Leasing Activity

•
During the three months ended December 31, 2024, Regency executed approximately 2.3 million square feet of comparable new and renewal leases at a blended cash rent spread of +10.8% and a blended straight-lined rent spread of +20.2%.
•
During the twelve months ended December 31, 2024, the Company executed approximately 8.1 million square feet of comparable new and renewal leases at a blended cash rent spread of +9.5% and a blended straight-lined rent spread of +19.0%.

Capital Allocation and Balance Sheet

Developments and Redevelopments

•
During the twelve months ended December 31, 2024, the Company started development and redevelopment projects with estimated net project costs of approximately $258 million, at the Company’s share, including more than $35 million of starts during the fourth quarter.
•
As of December 31, 2024, Regency’s in-process development and redevelopment projects had estimated net project costs of $497 million at the Company’s share, 39% of which has been incurred to date.

Property Transactions

•
During the full year 2024, the Company completed acquisitions for a combined total of approximately $92 million and dispositions for a combined total of approximately $112 million, each at Regency's share
o
During the fourth quarter, the Company, with its institutional joint venture partner, acquired University Commons - Austin in Round Rock, Texas, a suburb of Austin, for approximately $14 million, at Regency's share.
o
During the fourth quarter, the Company disposed of two small office buildings in Greenwich, Connecticut, for approximately $5 million, at Regency’s share.
•
Subsequent to year end, Regency acquired its partner’s interest in Putnam Plaza in Carmel, NY for approximately $10 million, effective January 1, 2025, and now owns 100% of the asset.

Balance Sheet

•
During the fourth quarter, Regency entered into forward sale agreements to sell $100 million of common stock through the Company’s ATM program, at an average price of $74.66 per share. Under the terms of its forward sale agreements, the Company has until December of 2025 to settle the transactions. Regency intends to use the proceeds to fund future investments and for general corporate purposes.
•
As of December 31, 2024, Regency had approximately $1.4 billion of capacity under its revolving credit facility.
•
As of December 31, 2024, Regency’s pro-rata net debt and preferred stock to operating EBITDA re was 5.2x.

Common and Preferred Dividends

•
On February 4, 2025, Regency’s Board declared a quarterly cash dividend on the Company’s common stock of $0.705 per share. The dividend is payable on April 2, 2025, to shareholders of record as of March 12, 2025.
•
On February 4, 2025, Regency’s Board declared a quarterly cash dividend on the Company’s Series A preferred stock of $0.390625 per share. The dividend is payable on April 30, 2025, to shareholders of record as of April 15, 2025.
•
On February 4, 2025, Regency’s Board declared a quarterly cash dividend on the Company’s Series B preferred stock of $0.367200 per share. The dividend is payable on April 30, 2025, to shareholders of record as of April 15, 2025.

Supplemental Information iv

2025 Guidance

Regency Centers is hereby providing initial 2025 guidance, as summarized in the table below. Please refer to the Company’s fourth quarter 2024 "Earnings Presentation" and "Quarterly Supplemental" for additional detail. All materials are posted on the Company’s website at investors.regencycenters.com.

Full Year 2025 Guidance (in thousands, except per share data) | 2024 Actual | 2025 Guidance
Net Income Attributable to Common Shareholders per diluted share | $2.11 | $2.25 - $2.31
Nareit Funds From Operations (“Nareit FFO”) per diluted share | $4.30 | $4.52 - $4.58
Core Operating Earnings per diluted share(1) | $4.13 | $4.30 - $4.36
Same property NOI growth without termination fees(2) | 3.6% | +3.2% to +4.0%
Non-cash revenues(3) | $45,047 | +/-$45,000
G&A expense, net(4) | $96,519 | $93,000-$96,000
Interest expense, net and Preferred stock dividends(5) | $214,815 | $231,000-$234,000
Management, transaction and other fees | $26,911 | +/-$27,000
Development and Redevelopment spend | $228,847 | +/-$250,000
Acquisitions | $91,905 | +/-$135,000
Cap rate (weighted average) | 6.4% | +/- 5.5%
Dispositions | $111,850 | +/-$75,000
Cap rate (weighted average) | 5.4% | +/- 6.0%
Share/unit issuances | $0 | $100,000
Share/unit repurchases | $200,000 | $0
Merger-related transition expense | $7,718 | $0

Note: Figures above represent 100% of Regency's consolidated entities and its pro-rata share of unconsolidated real estate partnerships, with the exception of items that are net of noncontrolling interests including per share data, "Development and Redevelopment spend", "Acquisitions", and "Dispositions".

(1)
Core Operating Earnings excludes from Nareit FFO: (i) transaction related income or expenses; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from straight-line rents, above and below market rent amortization, and debt and derivative mark-to-market amortization; and (iv) other amounts as they occur.
(2)
2024 Same property NOI growth excludes $4.4M of collections of 2020/2021 reserves in 2023, with growth of 3.1% when not excluded.
(3)
Includes above and below market rent amortization and straight-line rents, and excludes debt and derivative mark to market amortization.
(4)
Represents "General & administrative, net" before gains or losses on deferred compensation plan, as reported on supplemental pages 5 and 7 and calculated on a pro rata basis.
(5)
Includes debt and derivative mark to market amortization, and is net of interest income.

Conference Call Information

To discuss Regency’s fourth quarter results and provide further business updates, management will host a conference call on Friday, February 7 th at 11:00 a.m. ET. Dial-in and webcast information is below.

Fourth Quarter 2024 Earnings Conference Call

Date: | Friday, February 7, 2025
Time: | 11:00 a.m. ET
Dial#: | 877-407-0789 or 201-689-8562
Webcast: | Fourth Quarter 2024 Webcast Link

Replay: Webcast Archive – Investor Relations page under Events & Webcasts

Supplemental Information v

About Regency Centers Corporation (Nasdaq: REG)

Regency Centers is a preeminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. 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 (REIT) that is self-administered, self-managed, and an S&P 500 Index member. For more information, please visit RegencyCenters.com.

Reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO, Core Operating Earnings, and Adjusted Funds from Operations – Actual (in thousands, except per share amounts)

For the Periods Ended December 31, 2024 and 2023 | Three Months Ended |  |  | Year Ended |
| 2024 |  |  | 2023 |  |  | 2024 |  |  | 2023 |
Reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO: |  |  |  |  |  |  |  |  |  |  |
Net Income Attributable to Common Shareholders | $ | 83,066 |  |  |  | 86,361 |  |  | $ | 386,738 |  |  |  | 359,500 |
Adjustments to reconcile to Nareit Funds From Operations (1): |  |  |  |  |  |  |  |  |  |  |
Depreciation and amortization (excluding FF&E) |  | 102,816 |  |  |  | 105,849 |  |  |  | 422,581 |  |  |  | 378,400 |
Gain on sale of real estate, net of tax |  | (1,216 | ) |  |  | (2,690 | ) |  |  | (35,069 | ) |  |  | (3,822 | )
Provision for impairment of real estate |  | 14,304 |  |  |  | - |  |  |  | 14,304 |  |  |  | - |
Exchangeable operating partnership units |  | 502 |  |  |  | 518 |  |  |  | 2,338 |  |  |  | 2,008 |
Nareit Funds From Operations | $ | 199,472 |  |  |  | 190,038 |  |  | $ | 790,892 |  |  |  | 736,086 |
Nareit FFO per share (diluted) | $ | 1.09 |  |  |  | 1.02 |  |  | $ | 4.30 |  |  |  | 4.15 |
Weighted average shares (diluted) |  | 182,900 |  |  |  | 185,948 |  |  |  | 184,139 |  |  |  | 177,324 |
Reconciliation of Nareit FFO to Core Operating Earnings: |  |  |  |  |  |  |  |  |  |  |
Nareit Funds From Operations | $ | 199,472 |  |  |  | 190,038 |  |  | $ | 790,892 |  |  |  | 736,086 |
Adjustments to reconcile to Core Operating Earnings (1): |  |  |  |  |  |  |  |  |  |  |
Not Comparable Items |  |  |  |  |  |  |  |  |  |  |
Merger transition costs |  | 649 |  |  |  | 3,109 |  |  |  | 7,718 |  |  |  | 4,620 |
Loss (gain) on early extinguishment of debt |  | - |  |  |  | (99 | ) |  |  | 180 |  |  |  | (99 | )
Certain Non-Cash Items |  |  |  |  |  |  |  |  |  |  |
Straight-line rent |  | (6,073 | ) |  |  | (3,745 | ) |  |  | (22,980 | ) |  |  | (11,060 | )
Uncollectible straight-line rent |  | 547 |  |  |  | 1,124 |  |  |  | 2,446 |  |  |  | (1,174 | )
Above/below market rent amortization, net |  | (5,521 | ) |  |  | (7,731 | ) |  |  | (23,431 | ) |  |  | (29,869 | )
Debt and derivative mark-to-market amortization |  | 1,504 |  |  |  | 1,685 |  |  |  | 5,837 |  |  |  | 2,352 |
Core Operating Earnings | $ | 190,578 |  |  |  | 184,381 |  |  |  | 760,662 |  |  |  | 700,856 |
Core Operating Earnings per share (diluted) | $ | 1.04 |  |  |  | 0.99 |  |  | $ | 4.13 |  |  |  | 3.95 |
Weighted average shares (diluted) |  | 182,900 |  |  |  | 185,948 |  |  |  | 184,139 |  |  |  | 177,324 |
Weighted Average Shares For Diluted Earnings per Share |  | 181,803 |  |  |  | 184,963 |  |  |  | 183,040 |  |  |  | 176,371 |
Weighted Average Shares For Diluted FFO and Core Operating Earnings per Share |  | 182,900 |  |  |  | 185,948 |  |  |  | 184,139 |  |  |  | 177,324 |
Reconciliation of Core Operating Earnings to Adjusted Funds from Operations: |  |  |  |  |  |  |  |  |  |  |
Core Operating Earnings | $ | 190,578 |  |  |  | 184,381 |  |  | $ | 760,662 |  |  |  | 700,856 |
Adjustments to reconcile to Adjusted Funds from Operations (1): |  |  |  |  |  |  |  |  |  |  |
Operating capital expenditures |  | (47,061 | ) |  |  | (47,511 | ) |  |  | (138,229 | ) |  |  | (112,694 | )
Debt cost and derivative adjustments |  | 2,122 |  |  |  | 1,690 |  |  |  | 8,391 |  |  |  | 6,739 |
Stock-based compensation |  | 4,471 |  |  |  | 4,154 |  |  |  | 18,549 |  |  |  | 17,277 |
Adjusted Funds from Operations | $ | 150,110 |  |  |  | 142,714 |  |  | $ | 649,373 |  |  |  | 612,178 |

(1)
Includes Regency's consolidated entities and its pro-rata share of unconsolidated real estate partnerships, net of pro-rata share attributable to noncontrolling interests.

Supplemental Information vi

Reconciliation of Net Income Attributable to Common Shareholders to Pro-Rata Same Property NOI - Actual (in thousands)

For the Periods Ended December 31, 2024 and 2023 | Three Months Ended |  | Year Ended
| 2024 | 2023 |  | 2024 | 2023
Net income attributable to common shareholders | $83,066 | 86,361 |  | $386,738 | 359,500
Less: |  |  |  |  |
Management, transaction, and other fees | (7,978) | (6,731) |  | (27,874) | (26,954)
Other (1) | (12,516) | (11,767) |  | (49,944) | (46,084)
Plus: |  |  |  |  |
Depreciation and amortization | 95,206 | 98,909 |  | 394,714 | 352,282
General and administrative | 26,022 | 26,558 |  | 101,465 | 97,806
Other operating expense | 1,504 | 4,741 |  | 10,867 | 9,459
Other expense, net | 59,362 | 38,632 |  | 154,260 | 147,824
Equity in income of investments in real estate partnerships excluded from NOI (2) | 14,601 | 10,822 |  | 54,040 | 46,088
Net income attributable to noncontrolling interests | 2,200 | 2,260 |  | 9,452 | 6,310
Preferred stock dividends | 3,411 | 3,413 |  | 13,650 | 5,057
NOI | 264,878 | 253,198 |  | 1,047,368 | 951,288
Less non-same property NOI (3) | (27,845) | (24,817) |  | (107,520) | (36,246)
Same Property NOI | $237,033 | 228,381 |  | $939,848 | 915,042
% change | 3.8% |  |  | 2.7% |
Same Property NOI without Termination Fees | $235,352 | 226,951 |  | $934,974 | 907,172
% change | 3.7% |  |  | 3.1% |
Same Property NOI without Termination Fees or Redevelopments | $200,013 | 194,257 |  | $794,903 | 776,762
% change | 3.0% |  |  | 2.3% |
Same Property NOI without Termination Fees or Collection of 2020/2021 Reserves | $235,352 | 226,278 |  | $934,974 | 902,763
% change | 4.0% |  |  | 3.6% |

(1)
Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.
(2)
Includes non-NOI expenses incurred at our unconsolidated real estate partnerships, such as, but not limited to, straight-line rental income, above and below market rent amortization, depreciation and amortization, interest expense, and real estate gains and impairments.
(3)
Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.

Same Property NOI is a key non-GAAP pro-rata measure used by management in evaluating the operating performance of Regency’s properties. The Company provides a reconciliation of Net Income Attributable to Common Shareholders to pro-rata Same Property NOI.

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

The Company has published forward-looking statements and additional financial information in its fourth quarter 2024 supplemental package that may help investors estimate earnings. A copy of the Company’s fourth quarter 2024 supplemental package will be available on the Company's website at investors.regencycenters.com or by written request to: Investor Relations, Regency Centers Corporation, One Independent Drive, Suite 114, Jacksonville, Florida, 32202. The supplemental 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 includes non-GAAP measures, and there can be no assurance that the information will not vary from the final information in the Company’s Form 10-K for the period ended December 31, 2024. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

Supplemental Information vii

###

Non-GAAP Disclosure

We believe these non-GAAP measures provide useful information to our Board of Directors, management and investors regarding certain trends relating to our financial condition and results of operations. Our management uses these non-GAAP measures to compare our performance to that of prior periods for trend analyses, purposes of determining management incentive compensation and budgeting, forecasting and planning purposes.

We do not consider non-GAAP measures an alternative to financial measures determined in accordance with GAAP, rather they supplement GAAP measures by providing additional information we believe to be useful to our shareholders. The principal limitation of these non-GAAP financial measures is they may exclude significant expense and income items that are required by GAAP to be recognized in our consolidated financial statements. In addition, they reflect the exercise of management’s judgment about which expense and income items are excluded or included in determining these non-GAAP financial measures. In order to compensate for these limitations, reconciliations of the non-GAAP financial measures we use to their most directly comparable GAAP measures are provided. Non-GAAP financial measures should not be relied upon in evaluating the financial condition, results of operations or future prospects of the Company.

Nareit 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 on sale and impairments of real estate, net of tax, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Regency computes Nareit FFO for all periods presented in accordance with Nareit's definition. Since Nareit FFO excludes depreciation and amortization and gains on sales and impairments of real estate, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in percent leased, 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, Nareit 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 a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO.

Core Operating Earnings is an additional performance measure that excludes from Nareit FFO: (i) transaction related income or expenses; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (iv) other amounts as they occur. The Company provides a reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO to Core Operating Earnings.

Adjusted Funds From Operations is an additional performance measure used by Regency that reflects cash available to fund the Company’s business needs and distribution to shareholders. AFFO is calculated by adjusting Core Operating Earnings ("COE") for (i) capital expenditures necessary to maintain and lease the Company’s portfolio of properties, (ii) debt cost and derivative adjustments and (iii) stock-based compensation. The Company provides a reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO, to Core Operating Earnings, and to Adjusted Funds from Operations.

Forward-Looking Statements

Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, outlook and other similar statements relating to Regency’s future events, developments, or financial or operational performance or results such as our 2025 Guidance, are “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are identified by the use of words such as “may,” “will,” “could,” “should,” “would,” “expect,” “estimate,” “believe,” “intend,” “forecast,” “project,” “plan,” “anticipate,” “guidance,” and other similar language. However, the absence of these or similar words or expressions does not mean a statement is not forward-looking. While we believe these forward-looking statements are reasonable when made, forward-looking statements are not guarantees of future performance or events and undue reliance should not be placed on these statements. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance these expectations will be attained, and it is possible actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties. Our operations are subject to a number of risks and uncertainties including, but not limited to, those risk factors described in our Securities and Exchange Commission (“SEC”) filings, our Annual Report on Form 10-K for the year ended December 31, 2024 (“2024 Form 10-K”) under Item 1A. When considering an investment in our securities, you should carefully read and consider these risks, together with all other information in our Annual Reports on Form 10-K, Quarterly Reports on Form 10-Q and our other filings and submissions to the SEC. If any of the events described in the risk factors actually occur, our business, financial condition or operating results, as well as the market price of our securities, could be materially adversely affected. Forward-looking statements are only as of the date they are made, and Regency undertakes no duty to update its forward-looking statements, whether as a result of new information, future events or developments or otherwise, except as to the extent required by law. These risks and events include, without limitation:

Risk Factors Related to the Current Economic and Geopolitical Environments

Interest rates in the current economic environment may adversely impact our cost to borrow, real estate valuation, and stock price. Economic challenges and policy changes may adversely impact our tenants and our business. Unfavorable developments that may affect the banking and financial services industry could adversely affect our business, liquidity and financial condition, and overall results of operations. Current geopolitical challenges could impact the U.S. economy and consumer spending and our results of operations and financial condition.

Risk Factors Related to Pandemics or other Public Health Crises

Pandemics or other public health crises may adversely affect our tenants financial condition, the profitability of our properties, and our access to the capital markets and could have a material adverse effect on our business, results of operations, cash flows and financial condition.

Supplemental Information viii

Risk Factors Related to Operating Retail-Based Shopping Centers

Economic and market conditions may adversely affect the retail industry and consequently reduce our revenues and cash flow, and increase our operating expenses. Shifts in retail trends, sales, and delivery methods between brick-and-mortar stores, e-commerce, home delivery, and curbside pick-up may adversely impact our revenues, results of operations, and cash flows. Changing economic and retail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow. Our success depends on the continued presence and success of our “anchor” tenants. A percentage of our revenues are derived from “local” tenants and our net income may be adversely impacted if these tenants are not successful, or if the demand for the types or mix of tenants significantly change. We may be unable to collect balances due from tenants in bankruptcy. Many of our costs and expenses associated with operating our properties may remain constant or increase, even if our lease income decreases. Compliance with the Americans with Disabilities Act and other building, fire, and safety regulations may have a material negative effect on us.

Risk Factors Related to Real Estate Investments

Our real estate assets may decline in value and be subject to impairment losses which may reduce our net income. We face risks associated with development, redevelopment, and expansion of properties. We face risks associated with the development of mixed-use commercial properties. We face risks associated with the acquisition of properties. We may be unable to sell properties when desired because of market conditions. Changes in tax laws could impact our acquisition or disposition of real estate.

Risk Factors Related to the Environment Affecting Our Properties

Climate change may adversely impact our properties, some of which may be more vulnerable due to their geographic location, and may lead to additional compliance obligations and costs. Costs of environmental remediation may adversely impact our financial performance and reduce our cash flow.

Risk Factors Related to Corporate Matters

An increased focus on metrics and reporting related to environmental, social, and governance (“ESG”) factors by investors and other stakeholders may impose additional costs and expose us to new risks. An uninsured loss or a loss that exceeds the insurance coverage on our properties may subject us to loss of capital and revenue on those properties. Failure to attract and retain key personnel may adversely affect our business and operations.

Risk Factors Related to Our Partnerships and Joint Ventures

We do not have voting control over all of the properties owned in our real estate partnerships and joint ventures, so we are unable to ensure that our objectives will be pursued. The termination of our partnerships may adversely affect our cash flow, operating results, and our ability to make distributions to stock and unit holders.

Risk Factors Related to Funding Strategies and Capital Structure

Our ability to sell properties and fund acquisitions and developments may be adversely impacted by higher market capitalization rates and lower NOI at our properties which may adversely affect results of operations and financial condition. We depend on external sources of capital, which may not be available in the future on favorable terms or at all. Our debt financing may adversely affect our business and financial condition. Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition. Increases in interest rates would cause our borrowing costs to rise and negatively impact our results of operations. Hedging activity may expose us to risks, including the risks that a counterparty will not perform and that the hedge will not yield the economic benefits we anticipate, which may adversely affect us.

Risk Factors Related to Information Management and Technology

The unauthorized access, use, theft or destruction of tenant or employee personal, financial or other data, or of Regency's proprietary or confidential information stored in our information systems or by third parties on our behalf, could impact operations, and expose us to potential liabilities and material adverse financial impact. Any actual or perceived failure to comply with new or existing laws, regulations and other requirements relating to the privacy, security and processing of personal information could adversely affect our business, results of operations, or financial condition. The use of technology based on artificial intelligence presents risks relating to confidentiality, creation of inaccurate and flawed outputs and emerging regulatory risk, any or all of which may adversely affect our business and results of operations.

Risk Factors Related to Taxes and the Parent Company’s Qualification as a REIT

If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates. Dividends paid by REITs generally do not qualify for reduced tax rates. Certain non-U.S. stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if the Parent Company does not qualify as a “domestically controlled” REIT. Legislative or other actions affecting REITs may have a negative effect on us or our investors. Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities. Partnership tax audit rules could have a material adverse effect.

Risk Factors Related to the Company’s Common Stock

Restrictions on the ownership of the Parent Company’s capital stock to preserve its REIT status may delay or prevent a change in control. The issuance of the Parent Company's capital stock may delay or prevent a change in control. Ownership in the Parent Company may be diluted in the future. The Parent Company’s amended and restated bylaws provides that the courts located in the State of Florida will be the sole and exclusive forum for substantially all disputes between us and our stockholders, which could limit our stockholders’ ability to obtain a favorable judicial forum for disputes with us or our directors, officers, or employees. There is no assurance that we will continue to pay dividends at current or historical rates.

Supplemental Information ix

S ummary Financial Information

December 31, 2024

(in thousands, except per share data)

| Three Months Ended | Year Ended
|  |  | 2024 | 2023
Financial Results | 2024 | 2023 |  |
Net income attributable to common shareholders (page 4) | $83,066 | $86,361 | $386,738 | $359,500
Net income per diluted share | $0.46 | $0.47 | $2.11 | $2.04
Nareit Funds From Operations (Nareit FFO) (page 9) | $199,472 | $190,038 | $790,892 | $736,086
Nareit FFO per diluted share | $1.09 | $1.02 | $4.30 | $4.15
Core Operating Earnings (page 9) | $190,578 | $184,381 | $760,662 | $700,856
Core Operating Earnings per diluted share | $1.04 | $0.99 | $4.13 | $3.95
Same Property NOI without termination fees (page 8) | $235,352 | $226,951 | $934,974 | $907,172
% growth | 3.7% |  | 3.1% |
Same Property NOI without termination fees or collection of 2020/2021 reserves (page 8) | $235,352 | $226,278 | $934,974 | $902,763
% growth | 4.0% |  | 3.6% |
Operating EBITDAre (page 10) | $250,374 | $237,562 | $993,276 | $889,595
Dividends declared per common share and unit | $0.705 | $0.67 | $2.715 | $2.62
Payout ratio of Core Operating Earnings per share (diluted) | 64.4% | 67.7% | 64.9% | 66.3%
Diluted share and unit count |  |  |  |
Weighted average shares (diluted) - Net income | 181,803 | 184,963 | 183,040 | 176,371
Weighted average shares and units (diluted) - Nareit FFO and Core Operating Earnings | 182,900 | 185,948 | 184,139 | 177,324

__________________________________________________________________________________________________

| As of | As of | As of | As of
| 12/31/2024 | 12/31/2023 | 12/31/2022 | 12/31/2021
Capital Information |  |  |  |
Market price per common share | $73.93 | $67.00 | $62.50 | $75.35
Common shares outstanding | 181,361 | 184,581 | 171,125 | 171,213
Exchangeable units held by noncontrolling interests | 1,097 | 1,107 | 741 | 760
Common shares and equivalents issued and outstanding | 182,458 | 185,688 | 171,866 | 171,973
Market equity value of common shares and equivalents | $13,489,128 | $12,441,131 | $10,741,627 | $12,958,170
Preferred stock(1) | $225,000 | $225,000 | $0 | $0
Outstanding debt | 4,984,071 | 4,688,805 | 4,225,014 | 4,235,735
Less: cash | (61,884) | (91,354) | (68,776) | (95,027)
Net debt and preferred stock | $5,147,187 | $4,822,451 | $4,156,238 | $4,140,708
Total market capitalization | $18,636,315 | $17,263,582 | $14,897,865 | $17,098,878
Debt metrics (pro-rata; trailing 12 months "TTM")(2) |  |  |  |
Net Debt and Preferreds-to-Operating EBITDAre | 5.2x | 5.4x | 5.0x | 5.1x
Net Debt and Preferreds-to-Operating EBITDAre, adjusted |  | 5.1x |  |
Fixed charge coverage | 4.3x | 4.7x | 4.7x | 4.5x

(1)
Regency has outstanding 4.6M shares of 6.25% Series A Cumulative Redeemable Preferred Stock with a liquidation preference of $115M and callable on demand, and 4.4M shares of 5.875% Series B Cumulative Redeemable Preferred Stock with a liquidation preference of $110M and callable on demand.
(2)
In light of the merger with UBP on August 18, 2023, adjusted debt metric calculations include legacy Regency results for the trailing 12 months and the annualized contribution from UBP post merger.

Supplemental Information 1

S ummary Real Estate Information

December 31, 2024

(GLA in thousands)

Consolidated and 100% of Real Estate Partnerships | 12/31/2024 | 9/30/2024 | 6/30/2024 | 3/31/2024 | 12/31/2023
Number of properties | 482 | 483 | 481 | 482 | 482
Number of retail operating properties | 474 | 473 | 472 | 473 | 474
Number of same properties | 397 | 397 | 398 | 400 | 394
Number of properties in redevelopment | 9 | 11 | 9 | 9 | 9
Number of properties in development(1) | 6 | 6 | 5 | 5 | 4
Gross Leasable Area (GLA) - All properties | 57,315 | 57,172 | 56,880 | 57,013 | 56,831
GLA including retailer-owned stores - All properties | 61,062 | 60,919 | 60,627 | 60,760 | 60,578
GLA - Retail operating properties | 56,523 | 56,364 | 55,960 | 56,091 | 56,062
GLA - Same properties | 50,219 | 50,272 | 50,383 | 50,597 | 49,754
GLA - Properties in redevelopment(2) | 2,036 | 2,306 | 2,003 | 2,003 | 1,954
GLA - Properties in development(1) | 752 | 750 | 863 | 865 | 712
Consolidated and Pro-Rata Share of Real Estate Partnerships |  |  |  |  |
GLA - All properties | 48,814 | 48,842 | 48,600 | 48,732 | 48,550
GLA including retailer-owned stores - All properties | 52,561 | 52,589 | 52,346 | 52,479 | 52,297
GLA - Retail operating properties | 48,100 | 48,112 | 47,757 | 47,887 | 47,859
GLA - Same properties(3) | 42,510 | 42,560 | 42,575 | 42,562 | 42,439
Spaces ≥ 10,000 sf(3) | 26,406 | 26,439 | 26,424 | 26,420 | 26,357
Spaces < 10,000 sf(3) | 16,104 | 16,121 | 16,151 | 16,142 | 16,082
GLA - Properties in redevelopment(2) | 1,989 | 2,258 | 1,955 | 1,955 | 1,906
GLA - Properties in development(1) | 675 | 672 | 785 | 788 | 634
% leased - All properties | 96.3% | 95.6% | 95.0% | 95.0% | 95.1%
% leased - Retail operating properties | 96.5% | 95.9% | 95.4% | 95.4% | 95.3%
% leased - Same properties(3) | 96.7% | 96.1% | 95.9% | 95.9% | 95.7%
Spaces ≥ 10,000 sf(3) | 98.3% | 97.6% | 97.3% | 97.2% | 97.0%
Spaces < 10,000 sf(3) | 94.1% | 93.7% | 93.5% | 93.6% | 93.5%
% commenced - Same properties(3)(4) | 93.7% | 92.7% | 92.3% | 92.2% | 92.9%
Same property NOI Growth without Termination Fees - YTD (see page 8) | 3.1% | 2.9% | 2.1% | 1.4% | 1.7%
Same property NOI Growth without Termination Fees or Redevelopments - YTD (see page 8) | 2.3% | 2.1% | 1.5% | 1.1% | 0.9%
Same property NOI Growth without Termination Fees or Collection of 2020/2021 Reserves - YTD (see page 8) | 3.6% | 3.4% | 2.7% | 2.1% | 3.6%
Rent spreads - Trailing 12 months(5) (see page 19) | 9.5% | 9.7% | 9.7% | 10.3% | 10.0%

(1)
Includes current ground-up developments.
(2)
Represents entire center GLA rather than redevelopment portion only. Included in Same Property pool unless noted otherwise.
(3)
Prior periods adjusted for current same property pool.
(4)
Excludes leases that are signed but have not yet commenced.
(5)
Retail operating properties only. Rent spreads are calculated on a comparable-space, cash basis for new and renewal leases executed.

Amounts may not foot due to rounding.

Supplemental Information 2

C onsolidated Balance Sheets

December 31, 2024 and December 31, 2023

(in thousands)

|  | 2024 |  |  | 2023 |
|  | (unaudited) |  |  |  |
Assets: |  |  |  |  |  |
Net real estate investments: |  |  |  |  |  |
Real estate assets at cost |  | $ | 13,698,419 |  |  |  | 13,454,391 |
Less: accumulated depreciation |  |  | 2,960,399 |  |  |  | 2,691,386 |
Real estate assets, net |  |  | 10,738,020 |  |  |  | 10,763,005 |
Investments in sales-type lease, net |  |  | 16,291 |  |  |  | 8,705 |
Investments in real estate partnerships |  |  | 399,044 |  |  |  | 370,605 |
Net real estate investments |  |  | 11,153,355 |  |  |  | 11,142,315 |
Properties held for sale, net |  |  | - |  |  |  | 18,878 |
Cash, cash equivalents, and restricted cash |  |  | 61,884 |  |  |  | 91,354 |
Tenant receivables, net |  |  | 35,306 |  |  |  | 34,814 |
Straight-line rent receivables, net |  |  | 157,507 |  |  |  | 138,589 |
Other receivables |  |  | 62,682 |  |  |  | 32,759 |
Tenant and other receivables |  |  | 255,495 |  |  |  | 206,162 |
Deferred leasing costs, net |  |  | 79,911 |  |  |  | 73,398 |
Acquired lease intangible assets, net |  |  | 229,983 |  |  |  | 283,375 |
Right of use assets, net |  |  | 322,287 |  |  |  | 328,002 |
Other assets |  |  | 289,046 |  |  |  | 283,429 |
Total assets |  | $ | 12,391,961 |  |  |  | 12,426,913 |
Liabilities and Equity: |  |  |  |  |  |
Liabilities: |  |  |  |  |  |
Notes payable, net |  | $ | 4,343,700 |  |  |  | 4,001,949 |
Unsecured credit facility |  |  | 65,000 |  |  |  | 152,000 |
Total notes payable |  |  | 4,408,700 |  |  |  | 4,153,949 |
Accounts payable and other liabilities |  |  | 392,302 |  |  |  | 358,612 |
Acquired lease intangible liabilities, net |  |  | 364,608 |  |  |  | 398,302 |
Lease liabilities |  |  | 244,861 |  |  |  | 246,063 |
Tenants' security, escrow deposits, and prepaid rent |  |  | 81,183 |  |  |  | 78,052 |
Total liabilities |  |  | 5,491,654 |  |  |  | 5,234,978 |
Equity: |  |  |  |  |  |
Shareholders' Equity: |  |  |  |  |  |
Preferred stock |  |  | 225,000 |  |  |  | 225,000 |
Common stock |  |  | 1,814 |  |  |  | 1,846 |
Treasury stock |  |  | (28,045 | ) |  |  | (25,488 | )
Additional paid in capital |  |  | 8,503,227 |  |  |  | 8,704,240 |
Accumulated other comprehensive gain (loss) |  |  | 2,226 |  |  |  | (1,308 | )
Distributions in excess of net income |  |  | (1,980,076 | ) |  |  | (1,871,603 | )
Total shareholders' equity |  |  | 6,724,146 |  |  |  | 7,032,687 |
Noncontrolling Interests: |  |  |  |  |  |
Exchangeable operating partnership units |  |  | 40,744 |  |  |  | 42,195 |
Limited partners' interests in consolidated partnerships |  |  | 135,417 |  |  |  | 117,053 |
Total noncontrolling interests |  |  | 176,161 |  |  |  | 159,248 |
Total equity |  |  | 6,900,307 |  |  |  | 7,191,935 |
Total liabilities and equity |  | $ | 12,391,961 |  |  |  | 12,426,913 |

These consolidated balance sheets should be read in conjunction with the Company's most recent Form 10-Q and Form 10-K filed with the Securities and Exchange Commission.

Supplemental Information 3

C onsolidated Statements of Operations

For the Periods Ended December 31, 2024 and 2023

(in thousands)

(unaudited)

|  | Three Months Ended |  |  | Year Ended |
|  | 2024 |  |  | 2023 |  |  | 2024 |  |  | 2023 |
Revenues: |  |  |  |  |  |  |  |  |  |  |  |
Lease income |  | $ | 361,371 |  |  |  | 349,759 |  |  | $ | 1,411,379 |  |  |  | 1,283,939 |
Other property income |  |  | 3,187 |  |  |  | 3,114 |  |  |  | 14,651 |  |  |  | 11,573 |
Management, transaction, and other fees |  |  | 7,978 |  |  |  | 6,731 |  |  |  | 27,874 |  |  |  | 26,954 |
Total revenues |  |  | 372,536 |  |  |  | 359,604 |  |  |  | 1,453,904 |  |  |  | 1,322,466 |
Operating Expenses: |  |  |  |  |  |  |  |  |  |  |  |
Depreciation and amortization |  |  | 95,206 |  |  |  | 98,909 |  |  |  | 394,714 |  |  |  | 352,282 |
Property operating expense |  |  | 65,395 |  |  |  | 64,566 |  |  |  | 248,637 |  |  |  | 229,209 |
Real estate taxes |  |  | 48,901 |  |  |  | 48,403 |  |  |  | 184,415 |  |  |  | 165,560 |
General and administrative |  |  | 26,022 |  |  |  | 26,558 |  |  |  | 101,465 |  |  |  | 97,806 |
Other operating expenses |  |  | 1,504 |  |  |  | 4,741 |  |  |  | 10,867 |  |  |  | 9,459 |
Total operating expenses |  |  | 237,028 |  |  |  | 243,177 |  |  |  | 940,098 |  |  |  | 854,316 |
Other Expense, net: |  |  |  |  |  |  |  |  |  |  |  |
Interest expense, net |  |  | 47,051 |  |  |  | 42,093 |  |  |  | 180,119 |  |  |  | 154,249 |
Provision for impairment of real estate |  |  | 14,304 |  |  |  | - |  |  |  | 14,304 |  |  |  | - |
Gain on sale of real estate, net of tax |  |  | (318 | ) |  |  | (146 | ) |  |  | (34,162 | ) |  |  | (661 | )
Loss (gain) on early extinguishment of debt |  |  | - |  |  |  | (99 | ) |  |  | 180 |  |  |  | (99 | )
Net investment income |  |  | (1,675 | ) |  |  | (3,216 | ) |  |  | (6,181 | ) |  |  | (5,665 | )
Total other expense, net |  |  | 59,362 |  |  |  | 38,632 |  |  |  | 154,260 |  |  |  | 147,824 |
Income before equity in income of |  |  |  |  |  |  |  |  |  |  |  |
investments in real estate partnerships |  |  | 76,146 |  |  |  | 77,795 |  |  |  | 359,546 |  |  |  | 320,326 |
Equity in income of investments in real estate partnerships |  |  | 12,531 |  |  |  | 14,239 |  |  |  | 50,294 |  |  |  | 50,541 |
Net income |  |  | 88,677 |  |  |  | 92,034 |  |  |  | 409,840 |  |  |  | 370,867 |
Noncontrolling Interests: |  |  |  |  |  |  |  |  |  |  |  |
Exchangeable operating partnership units |  |  | (502 | ) |  |  | (518 | ) |  |  | (2,338 | ) |  |  | (2,008 | )
Limited partners' interests in consolidated partnerships |  |  | (1,698 | ) |  |  | (1,742 | ) |  |  | (7,114 | ) |  |  | (4,302 | )
Net income attributable to noncontrolling interests |  |  | (2,200 | ) |  |  | (2,260 | ) |  |  | (9,452 | ) |  |  | (6,310 | )
Net income attributable to the Company |  |  | 86,477 |  |  |  | 89,774 |  |  |  | 400,388 |  |  |  | 364,557 |
Preferred stock dividends |  |  | (3,411 | ) |  |  | (3,413 | ) |  |  | (13,650 | ) |  |  | (5,057 | )
Net income attributable to common shareholders |  | $ | 83,066 |  |  |  | 86,361 |  |  | $ | 386,738 |  |  |  | 359,500 |

These consolidated statements of operations should be read in conjunction with the Company's most recent Form 10-Q and Form 10-K filed with the Securities and Exchange Commission.

Supplemental Information 4

S upplemental Details of Operations (Consolidated Only)

For the Periods Ended December 31, 2024 and 2023

(in thousands)

|  | Three Months Ended |  |  | Year Ended |
|  | 2024 |  | 2023 |  |  | 2024 |  | 2023 |
| Revenues: |  |  |  |  |  |  |  |  |
* | Base rent | $ | 250,774 |  |  | 243,197 |  |  | $ | 986,916 |  |  | 897,451 |
* | Recoveries from tenants |  | 90,522 |  |  | 88,828 |  |  |  | 345,145 |  |  | 311,775 |
* | Percentage rent |  | 1,819 |  |  | 2,685 |  |  |  | 13,777 |  |  | 12,963 |
* | Termination fees |  | 2,071 |  |  | 1,579 |  |  |  | 5,981 |  |  | 7,849 |
* | Uncollectible lease (income) expense |  | 109 |  |  | (1,507 | ) |  |  | (3,324 | ) |  | (549 | )
* | Other lease income |  | 4,800 |  |  | 4,266 |  |  |  | 17,741 |  |  | 12,836 |
| Straight-line rent on lease income |  | 5,423 |  |  | 2,619 |  |  |  | 20,300 |  |  | 10,788 |
| Above/below market rent amortization |  | 5,853 |  |  | 8,092 |  |  |  | 24,843 |  |  | 30,826 |
| Lease income, net |  | 361,371 |  |  | 349,759 |  |  |  | 1,411,379 |  |  | 1,283,939 |
* | Other property income |  | 3,187 |  |  | 3,114 |  |  |  | 14,651 |  |  | 11,573 |
| Property management fees |  | 4,002 |  |  | 3,539 |  |  |  | 15,767 |  |  | 14,075 |
| Asset management fees |  | 1,633 |  |  | 1,642 |  |  |  | 6,548 |  |  | 6,542 |
| Leasing commissions and other fees |  | 2,343 |  |  | 1,550 |  |  |  | 5,559 |  |  | 6,337 |
| Management, transaction, and other fees |  | 7,978 |  |  | 6,731 |  |  |  | 27,874 |  |  | 26,954 |
| Total revenues | $ | 372,536 |  |  | 359,604 |  |  |  | 1,453,904 |  |  | 1,322,466 |
| Operating Expenses: |  |  |  |  |  |  |  |  |
| Depreciation and amortization (including FF&E) | $ | 95,206 |  |  | 98,909 |  |  |  | 394,714 |  |  | 352,282 |
* | Operating and maintenance |  | 61,175 |  |  | 60,376 |  |  |  | 231,233 |  |  | 212,811 |
* | Ground rent |  | 3,323 |  |  | 3,308 |  |  |  | 13,882 |  |  | 13,297 |
* | Termination expense |  | 25 |  |  | - |  |  |  | 30 |  |  | - |
| Straight-line rent on ground rent |  | 336 |  |  | 347 |  |  |  | 1,350 |  |  | 1,405 |
| Above/below market ground rent amortization |  | 536 |  |  | 535 |  |  |  | 2,142 |  |  | 1,696 |
| Property operating expense |  | 65,395 |  |  | 64,566 |  |  |  | 248,637 |  |  | 229,209 |
* | Real estate taxes |  | 48,901 |  |  | 48,403 |  |  |  | 184,415 |  |  | 165,560 |
| Gross general & administrative |  | 27,646 |  |  | 25,283 |  |  |  | 97,433 |  |  | 89,071 |
| Stock-based compensation |  | 4,471 |  |  | 4,154 |  |  |  | 18,549 |  |  | 17,277 |
| Capitalized direct development compensation costs |  | (7,736 | ) |  | (5,513 | ) |  |  | (19,773 | ) |  | (13,324 | )
| General & administrative, net (1) |  | 24,381 |  |  | 23,924 |  |  |  | 96,209 |  |  | 93,024 |
| Loss on deferred compensation plan (2) |  | 1,641 |  |  | 2,634 |  |  |  | 5,256 |  |  | 4,782 |
| General & administrative |  | 26,022 |  |  | 26,558 |  |  |  | 101,465 |  |  | 97,806 |
| Other expenses |  | 141 |  |  | 668 |  |  |  | 2,268 |  |  | 4,727 |
| Development pursuit costs, net |  | 714 |  |  | 964 |  |  |  | 881 |  |  | 112 |
| Merger transition costs |  | 649 |  |  | 3,109 |  |  |  | 7,718 |  |  | 4,620 |
| Other operating expenses |  | 1,504 |  |  | 4,741 |  |  |  | 10,867 |  |  | 9,459 |
| Total operating expenses | $ | 237,028 |  |  | 243,177 |  |  |  | 940,098 |  |  | 854,316 |
| Other Expense, net: |  |  |  |  |  |  |  |  |
| Gross interest expense | $ | 46,927 |  |  | 41,500 |  |  |  | 183,305 |  |  | 153,692 |
| Derivative amortization |  | 225 |  |  | 110 |  |  |  | 728 |  |  | 438 |
| Debt cost amortization |  | 1,688 |  |  | 1,387 |  |  |  | 6,830 |  |  | 5,553 |
| Debt and derivative mark-to-market amortization |  | 1,423 |  |  | 1,594 |  |  |  | 5,515 |  |  | 2,226 |
| Capitalized interest |  | (1,815 | ) |  | (1,669 | ) |  |  | (6,627 | ) |  | (5,695 | )
| Interest income |  | (1,397 | ) |  | (829 | ) |  |  | (9,632 | ) |  | (1,965 | )
| Interest expense, net |  | 47,051 |  |  | 42,093 |  |  |  | 180,119 |  |  | 154,249 |
| Provision for impairment of real estate |  | 14,304 |  |  | - |  |  |  | 14,304 |  |  | - |
| Gain on sale of real estate, net of tax |  | (318 | ) |  | (146 | ) |  |  | (34,162 | ) |  | (661 | )
| Loss (gain) on early extinguishment of debt |  | - |  |  | (99 | ) |  |  | 180 |  |  | (99 | )
| Net investment income (2) |  | (1,675 | ) |  | (3,216 | ) |  |  | (6,181 | ) |  | (5,665 | )
| Total other expense, net | $ | 59,362 |  |  | 38,632 |  |  |  | 154,260 |  |  | 147,824 |

* Component of Net Operating Income

(1)
General & administrative, net is referenced and reflected as G&A expense, net in earnings guidance on page 36.
(2)
The change in value of participant obligations within Regency’s non-qualified deferred compensation plan is included in General and administrative expense, which is offset by changes in value of assets held in the plan which is included in Net investment (income) expense.

These consolidated supplemental details of operations should be read in conjunction with the Company's most recent Form 10-Q and Form 10-K filed with the Securities and Exchange Commission.

Supplemental Information 5

S upplemental Details of Assets and Liabilities (Real Estate Partnerships Only)

December 31, 2024 and December 31, 2023

(in thousands)

|  | Noncontrolling Interests |  |  | Share of JVs |
|  | 2024 |  |  | 2023 |  |  | 2024 |  |  | 2023 |
Assets: |  |  |  |  |  |  |  |  |  |  |  |
Real estate assets at cost |  | $ | (111,047 | ) |  |  | (104,170 | ) |  | $ | 1,385,178 |  |  |  | 1,289,503 |
Less: accumulated depreciation |  |  | (18,237 | ) |  |  | (18,198 | ) |  |  | 519,397 |  |  |  | 488,402 |
Real estate assets, net |  |  | (92,810 | ) |  |  | (85,972 | ) |  |  | 865,781 |  |  |  | 801,101 |
Investments in sales-type lease, net |  |  | (2,798 | ) |  |  | (2,614 | ) |  |  | 36,444 |  |  |  | 34,526 |
Net real estate investments |  |  | (95,608 | ) |  |  | (88,586 | ) |  |  | 902,225 |  |  |  | 835,627 |
Cash, cash equivalents, and restricted cash |  |  | (65,217 | ) |  |  | (66,036 | ) |  |  | 22,323 |  |  |  | 14,940 |
Tenant receivables, net |  |  | (304 | ) |  |  | (75 | ) |  |  | 3,771 |  |  |  | 5,542 |
Straight-line rent receivables, net |  |  | (2,707 | ) |  |  | (2,192 | ) |  |  | 22,813 |  |  |  | 22,050 |
Other receivables |  |  | (342 | ) |  |  | (241 | ) |  |  | 2,122 |  |  |  | 594 |
Tenant and other receivables |  |  | (3,353 | ) |  |  | (2,508 | ) |  |  | 28,706 |  |  |  | 28,186 |
Deferred leasing costs, net |  |  | (2,004 | ) |  |  | (1,293 | ) |  |  | 17,586 |  |  |  | 16,934 |
Acquired lease intangible assets, net |  |  | (1,037 | ) |  |  | (1,218 | ) |  |  | 8,612 |  |  |  | 4,391 |
Right of use assets, net |  |  | (1,626 | ) |  |  | (1,697 | ) |  |  | 4,834 |  |  |  | 4,817 |
Other assets |  |  | (694 | ) |  |  | (797 | ) |  |  | 31,476 |  |  |  | 31,532 |
Total assets |  | $ | (169,539 | ) |  |  | (162,135 | ) |  | $ | 1,015,762 |  |  |  | 936,427 |
Liabilities: |  |  |  |  |  |  |  |  |  |  |  |
Notes payable, net |  | $ | (27,191 | ) |  |  | (38,982 | ) |  | $ | 575,371 |  |  |  | 534,856 |
Accounts payable and other liabilities |  |  | (4,250 | ) |  |  | (3,323 | ) |  |  | 28,104 |  |  |  | 18,579 |
Acquired lease intangible liabilities, net |  |  | (195 | ) |  |  | (248 | ) |  |  | 5,491 |  |  |  | 4,087 |
Lease liabilities |  |  | (2,056 | ) |  |  | (2,086 | ) |  |  | 3,267 |  |  |  | 4,191 |
Tenants' security, escrow deposits, and prepaid rent |  |  | (430 | ) |  |  | (443 | ) |  |  | 4,485 |  |  |  | 4,109 |
Total liabilities |  | $ | (34,122 | ) |  |  | (45,082 | ) |  | $ | 616,718 |  |  |  | 565,822 |

Note

Noncontrolling interests represent limited partners' interests in consolidated partnerships' activities and Share of JVs represents the Company's share of investments in unconsolidated real estate partnerships' activities, of which each are included on a single line presentation in the Company's consolidated financial statements in accordance with GAAP.

Supplemental Information 6

S upplemental Details of Operations (Real Estate Partnerships Only)

For the Periods Ended December 31, 2024 and 2023

(in thousands)

|  | Noncontrolling Interests |  |  | Share of JVs |
|  | Three Months Ended |  | Year Ended |  |  | Three Months Ended |  | Year Ended |
|  | 2024 |  | 2023 |  | 2024 |  | 2023 |  |  | 2024 |  | 2023 |  | 2024 |  | 2023 |
| Revenues: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
* | Base rent | $ | (2,286 | ) |  | (2,117 | ) | $ | (8,991 | ) |  | (8,195 | ) |  | $ | 27,812 |  |  | 26,021 |  | $ | 107,187 |  |  | 99,362 |
* | Recoveries from tenants |  | (736 | ) |  | (665 | ) |  | (2,730 | ) |  | (2,381 | ) |  |  | 9,694 |  |  | 9,364 |  |  | 36,231 |  |  | 34,107 |
* | Percentage rent |  | (3 | ) |  | (16 | ) |  | (8 | ) |  | (29 | ) |  |  | 209 |  |  | 246 |  |  | 1,759 |  |  | 1,606 |
* | Termination fees |  | (8 | ) |  | - |  |  | (11 | ) |  | (52 | ) |  |  | 292 |  |  | 33 |  |  | 540 |  |  | 222 |
* | Uncollectible lease income |  | (1 | ) |  | (11 | ) |  | 40 |  |  | (47 | ) |  |  | 150 |  |  | (286 | ) |  | (574 | ) |  | (341 | )
* | Other lease income |  | (39 | ) |  | (36 | ) |  | (152 | ) |  | (143 | ) |  |  | 405 |  |  | 405 |  |  | 1,597 |  |  | 1,482 |
| Straight-line rent on lease income |  | (62 | ) |  | (186 | ) |  | (788 | ) |  | (412 | ) |  |  | 574 |  |  | 631 |  |  | 2,681 |  |  | 3,183 |
| Above/below market rent amortization |  | 3 |  |  | 2 |  |  | (5 | ) |  | 6 |  |  |  | 211 |  |  | 182 |  |  | 774 |  |  | 772 |
| Lease income |  | (3,132 | ) |  | (3,029 | ) |  | (12,645 | ) |  | (11,253 | ) |  |  | 39,347 |  |  | 36,596 |  |  | 150,195 |  |  | 140,393 |
* | Other property income |  | (1 | ) |  | (7 | ) |  | (7 | ) |  | (18 | ) |  |  | 248 |  |  | 201 |  |  | 806 |  |  | 705 |
| Asset management fees |  | - |  |  | - |  |  | - |  |  | - |  |  |  | (256 | ) |  | (240 | ) |  | (963 | ) |  | (959 | )
| Leasing commissions and other fees |  | - |  |  | - |  |  | - |  |  | - |  |  |  | - |  |  | (78 | ) |  | - |  |  | - |
| Management and other fees |  | - |  |  | - |  |  | - |  |  | - |  |  |  | (256 | ) |  | (318 | ) |  | (963 | ) |  | (959 | )
| Total revenues | $ | (3,133 | ) |  | (3,036 | ) |  | (12,652 | ) |  | (11,271 | ) |  | $ | 39,339 |  |  | 36,479 |  |  | 150,038 |  |  | 140,139 |
| Operating Expenses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
| Depreciation and amortization (including FF&E) |  | (826 | ) |  | (656 | ) |  | (3,291 | ) |  | (2,610 | ) |  |  | 9,012 |  |  | 8,155 |  |  | 33,711 |  |  | 30,781 |
* | Operating and maintenance |  | (532 | ) |  | (466 | ) |  | (1,965 | ) |  | (1,760 | ) |  |  | 6,683 |  |  | 6,493 |  |  | 24,337 |  |  | 23,226 |
* | Ground rent |  | (31 | ) |  | (31 | ) |  | (125 | ) |  | (125 | ) |  |  | 66 |  |  | 86 |  |  | 268 |  |  | 343 |
| Straight-line rent on ground rent |  | (13 | ) |  | (13 | ) |  | (52 | ) |  | (52 | ) |  |  | - |  |  | 29 |  |  | 20 |  |  | 119 |
| Above/below market ground rent amortization |  | - |  |  | - |  |  | - |  |  | - |  |  |  | 10 |  |  | 10 |  |  | 39 |  |  | 39 |
| Property operating expense |  | (576 | ) |  | (510 | ) |  | (2,142 | ) |  | (1,937 | ) |  |  | 6,759 |  |  | 6,618 |  |  | 24,664 |  |  | 23,727 |
* | Real estate taxes |  | (399 | ) |  | (417 | ) |  | (1,476 | ) |  | (1,409 | ) |  |  | 4,929 |  |  | 4,344 |  |  | 18,607 |  |  | 16,945 |
| General & administrative, net (1) |  | - |  |  | - |  |  | - |  |  | - |  |  |  | 80 |  |  | 105 |  |  | 310 |  |  | 375 |
| Other income |  | 742 |  |  | 798 |  |  | 2,982 |  |  | 731 |  |  |  | 1,006 |  |  | 161 |  |  | 2,313 |  |  | 986 |
| Development pursuit costs |  | - |  |  | - |  |  | - |  |  | - |  |  |  | - |  |  | 5 |  |  | - |  |  | 5 |
| Other operating expenses |  | 742 |  |  | 798 |  |  | 2,982 |  |  | 731 |  |  |  | 1,006 |  |  | 166 |  |  | 2,313 |  |  | 991 |
| Total operating expenses | $ | (1,059 | ) |  | (785 | ) |  | (3,927 | ) |  | (5,225 | ) |  | $ | 21,786 |  |  | 19,388 |  |  | 79,605 |  |  | 72,819 |
| Other Expense, net: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
| Gross interest expense |  | (384 | ) |  | (486 | ) |  | (1,640 | ) |  | (1,644 | ) |  |  | 7,326 |  |  | 5,182 |  |  | 22,127 |  |  | 19,330 |
| Debt cost amortization |  | (13 | ) |  | (14 | ) |  | (55 | ) |  | (56 | ) |  |  | 222 |  |  | 207 |  |  | 889 |  |  | 804 |
| Debt and derivative mark-to-market amortization |  | (13 | ) |  | (13 | ) |  | (54 | ) |  | (54 | ) |  |  | 94 |  |  | 104 |  |  | 376 |  |  | 180 |
| Capitalized interest |  | - |  |  | - |  |  | - |  |  | - |  |  |  | (1,483 | ) |  | - |  |  | (1,483 | ) |  | - |
| Interest income |  | 34 |  |  | 4 |  |  | 138 |  |  | 10 |  |  |  | (239 | ) |  | (97 | ) |  | (863 | ) |  | (374 | )
| Interest expense, net |  | (376 | ) |  | (509 | ) |  | (1,611 | ) |  | (1,744 | ) |  |  | 5,920 |  |  | 5,396 |  |  | 21,046 |  |  | 19,940 |
| Gain on sale of real estate |  | - |  |  | - |  |  | - |  |  | - |  |  |  | (898 | ) |  | (2,544 | ) |  | (907 | ) |  | (3,161 | )
| Total other expense, net | $ | (376 | ) |  | (509 | ) |  | (1,611 | ) |  | (1,744 | ) |  | $ | 5,022 |  |  | 2,852 |  |  | 20,139 |  |  | 16,779 |

* Component of Net Operating Income

(1)
General & administrative, net is referenced and reflected as G&A expense, net in earnings guidance on page 36.

Note

Noncontrolling interests represent limited partners’ interests in consolidated partnerships’ activities and Share of JVs represents the Company’s share of investments in unconsolidated real estate partnerships’ activities, of which each are included on a single line presentation in the Company’s consolidated financial statements in accordance with GAAP.

Supplemental Information 7

S upplemental Details of Same Property NOI (Pro-Rata)

For the Periods Ended December 31, 2024 and 2023

(in thousands)

| Three Months Ended |  |  | Year Ended |
| 2024 |  | 2023 |  |  | 2024 |  | 2023 |
Same Property NOI Detail: |  |  |  |  |  |  |  |  |
Real Estate Revenues: |  |  |  |  |  |  |  |  |
Base rent | $ | 248,319 |  |  | 240,763 |  |  | $ | 976,833 |  |  | 950,572 |
Recoveries from tenants |  | 89,397 |  |  | 88,262 |  |  |  | 339,865 |  |  | 330,909 |
Percentage rent |  | 2,039 |  |  | 2,931 |  |  |  | 14,515 |  |  | 14,484 |
Termination fees |  | 1,681 |  |  | 1,430 |  |  |  | 4,879 |  |  | 7,870 |
Uncollectible lease income |  | (155 | ) |  | (1,275 | ) |  |  | (3,912 | ) |  | (242 | )
Other lease income |  | 3,608 |  |  | 3,396 |  |  |  | 13,557 |  |  | 12,488 |
Other property income |  | 2,359 |  |  | 2,443 |  |  |  | 10,749 |  |  | 9,245 |
Total real estate revenues |  | 347,248 |  |  | 337,950 |  |  |  | 1,356,486 |  |  | 1,325,326 |
Real Estate Operating Expenses: |  |  |  |  |  |  |  |  |
Operating and maintenance |  | 60,352 |  |  | 60,348 |  |  |  | 226,489 |  |  | 224,837 |
Termination expense |  | - |  |  | - |  |  |  | 5 |  |  | - |
Real estate taxes |  | 46,481 |  |  | 45,848 |  |  |  | 175,975 |  |  | 171,737 |
Ground rent |  | 3,382 |  |  | 3,373 |  |  |  | 14,169 |  |  | 13,710 |
Total real estate operating expenses |  | 110,215 |  |  | 109,569 |  |  |  | 416,638 |  |  | 410,284 |
Same Property NOI | $ | 237,033 |  |  | 228,381 |  |  | $ | 939,848 |  |  | 915,042 |
% change |  | 3.8 | % |  |  |  |  | 2.7 | % |  |
Same Property NOI without Termination Fees | $ | 235,352 |  |  | 226,951 |  |  | $ | 934,974 |  |  | 907,172 |
% change |  | 3.7 | % |  |  |  |  | 3.1 | % |  |
Same Property NOI without Termination Fees or Redevelopments | $ | 200,013 |  |  | 194,257 |  |  | $ | 794,903 |  |  | 776,762 |
% change |  | 3.0 | % |  |  |  |  | 2.3 | % |  |
Same Property NOI without Termination Fees or Collection of 2020/2021 Reserves | $ | 235,352 |  |  | 226,278 |  |  | $ | 934,974 |  |  | 902,763 |
% change |  | 4.0 | % |  |  |  |  | 3.6 | % |  |
Percent Contribution to Same Property NOI Performance: |  |  |  |  |  |  |  |  |
Base rent |  | 3.3 | % |  |  |  |  | 2.9 | % |  |
Uncollectible lease income (1) |  | 0.8 | % |  |  |  |  | 0.1 | % |  |
Net expense recoveries |  | 0.2 | % |  |  |  |  | 0.3 | % |  |
Other lease / property income |  | 0.1 | % |  |  |  |  | 0.3 | % |  |
Percentage rent |  | -0.4 | % |  |  |  |  | 0.0 | % |  |
Same Property NOI without Termination Fees or Collection of 2020/2021 Reserves (% impact) |  | 4.0 | % |  |  |  |  | 3.6 | % |  |
Reconciliation of Net Income Attributable to Common Shareholders to Same Property NOI: |  |  |  |  |  |
Net income attributable to common shareholders | $ | 83,066 |  |  | 86,361 |  |  | $ | 386,738 |  |  | 359,500 |
Less: |  |  |  |  |  |  |  |  |
Management, transaction, and other fees |  | (7,978 | ) |  | (6,731 | ) |  |  | (27,874 | ) |  | (26,954 | )
Other (2) |  | (12,516 | ) |  | (11,767 | ) |  |  | (49,944 | ) |  | (46,084 | )
Plus: |  |  |  |  |  |  |  |  |
Depreciation and amortization |  | 95,206 |  |  | 98,909 |  |  |  | 394,714 |  |  | 352,282 |
General and administrative |  | 26,022 |  |  | 26,558 |  |  |  | 101,465 |  |  | 97,806 |
Other operating expense |  | 1,504 |  |  | 4,741 |  |  |  | 10,867 |  |  | 9,459 |
Other expense, net |  | 59,362 |  |  | 38,632 |  |  |  | 154,260 |  |  | 147,824 |
Equity in income of investments in real estate partnerships excluded from NOI (3) |  | 14,601 |  |  | 10,822 |  |  |  | 54,040 |  |  | 46,088 |
Net income attributable to noncontrolling interests |  | 2,200 |  |  | 2,260 |  |  |  | 9,452 |  |  | 6,310 |
Preferred stock dividends and issuance costs |  | 3,411 |  |  | 3,413 |  |  |  | 13,650 |  |  | 5,057 |
NOI |  | 264,878 |  |  | 253,198 |  |  |  | 1,047,368 |  |  | 951,288 |
Less non-same property NOI (4) |  | (27,845 | ) |  | (24,817 | ) |  |  | (107,520 | ) |  | (36,246 | )
Same Property NOI | $ | 237,033 |  |  | 228,381 |  |  | $ | 939,848 |  |  | 915,042 |

(1)
Excludes the impact of collection on '20/'21 reserves or write offs.
(2)
Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.
(3)
Includes non-NOI income and expenses incurred at our unconsolidated real estate partnerships, such as, but not limited to, straight-line rental income, above and below market rent amortization, depreciation and amortization, interest expense, and real estate gains and impairments.
(4)
Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.

Supplemental Information 8

R econciliations of Non-GAAP Financial Measures

For the Periods Ended December 31, 2024 and 2023

(in thousands, except per share data)

| Three Months Ended |  |  | Year Ended |
| 2024 |  | 2023 |  |  | 2024 |  | 2023 |
Reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO: |  |  |  |  |  |  |  |
Net Income Attributable to Common Shareholders | $ | 83,066 |  |  | 86,361 |  |  | $ | 386,738 |  |  | 359,500 |
Adjustments to reconcile to Nareit Funds From Operations (1): |  |  |  |  |  |  |  |  |
Depreciation and amortization (excluding FF&E) |  | 102,816 |  |  | 105,849 |  |  |  | 422,581 |  |  | 378,400 |
Gain on sale of real estate, net of tax |  | (1,216 | ) |  | (2,690 | ) |  |  | (35,069 | ) |  | (3,822 | )
Provision for impairment of real estate |  | 14,304 |  |  | - |  |  |  | 14,304 |  |  | - |
Exchangeable operating partnership units |  | 502 |  |  | 518 |  |  |  | 2,338 |  |  | 2,008 |
Nareit Funds From Operations | $ | 199,472 |  |  | 190,038 |  |  | $ | 790,892 |  |  | 736,086 |
Nareit FFO per share (diluted) | $ | 1.09 |  |  | 1.02 |  |  | $ | 4.30 |  |  | 4.15 |
Weighted average shares (diluted) |  | 182,900 |  |  | 185,948 |  |  |  | 184,139 |  |  | 177,324 |
Reconciliation of Nareit FFO to Core Operating Earnings: |  |  |  |  |  |  |  |  |
Nareit Funds From Operations | $ | 199,472 |  |  | 190,038 |  |  | $ | 790,892 |  |  | 736,086 |
Adjustments to reconcile to Core Operating Earnings (1): |  |  |  |  |  |  |  |  |
Not Comparable Items |  |  |  |  |  |  |  |  |
Merger transition costs |  | 649 |  |  | 3,109 |  |  |  | 7,718 |  |  | 4,620 |
Loss (gain) on early extinguishment of debt |  | - |  |  | (99 | ) |  |  | 180 |  |  | (99 | )
Certain Non-Cash Items |  |  |  |  |  |  |  |  |
Straight-line rent |  | (6,073 | ) |  | (3,745 | ) |  |  | (22,980 | ) |  | (11,060 | )
Uncollectible straight-line rent |  | 547 |  |  | 1,124 |  |  |  | 2,446 |  |  | (1,174 | )
Above/below market rent amortization, net |  | (5,521 | ) |  | (7,731 | ) |  |  | (23,431 | ) |  | (29,869 | )
Debt and derivative mark-to-market amortization |  | 1,504 |  |  | 1,685 |  |  |  | 5,837 |  |  | 2,352 |
Core Operating Earnings | $ | 190,578 |  |  | 184,381 |  |  | $ | 760,662 |  |  | 700,856 |
Core Operating Earnings per share (diluted) | $ | 1.04 |  |  | 0.99 |  |  | $ | 4.13 |  |  | 3.95 |
Weighted average shares (diluted) |  | 182,900 |  |  | 185,948 |  |  |  | 184,139 |  |  | 177,324 |
Reconciliation of Core Operating Earnings to AFFO: |  |  |  |  |  |  |  |  |
Core Operating Earnings | $ | 190,578 |  |  | 184,381 |  |  | $ | 760,662 |  |  | 700,856 |
Adjustments to reconcile to Adjusted Funds from Operations (1): |  |  |  |  |  |  |  |  |
Operating capital expenditures |  | (47,061 | ) |  | (47,511 | ) |  |  | (138,229 | ) |  | (112,694 | )
Debt cost and derivative adjustments |  | 2,122 |  |  | 1,690 |  |  |  | 8,391 |  |  | 6,739 |
Stock-based compensation |  | 4,471 |  |  | 4,154 |  |  |  | 18,549 |  |  | 17,277 |
Adjusted Funds from Operations | $ | 150,110 |  |  | 142,714 |  |  | $ | 649,373 |  |  | 612,178 |

(1)
Includes Regency’s consolidated entities and its pro-rata share of unconsolidated real estate partnerships, net of pro-rata share attributable to noncontrolling interests, which can be found on page 6 and 7.

Supplemental Information 9

C apital Expenditures and Additional Disclosures

For the Periods Ended December 31, 2024 and 2023

(in thousands)

|  | Three Months Ended |  |  | Year Ended |
|  | 2024 |  |  | 2023 |  |  | 2024 |  |  | 2023 |
Capital Expenditures: |  |  |  |  |  |  |  |  |  |  |  |
Operating Properties (1) |  |  |  |  |  |  |  |  |  |  |  |
Tenant allowance and landlord work |  | $ | 20,652 |  |  |  | 21,546 |  |  | $ | 80,437 |  |  |  | 56,907 |
Leasing commissions |  |  | 5,342 |  |  |  | 6,140 |  |  |  | 17,611 |  |  |  | 17,468 |
Leasing Capital Expenditures |  |  | 25,994 |  |  |  | 27,686 |  |  |  | 98,048 |  |  |  | 74,375 |
Building improvements |  |  | 21,067 |  |  |  | 19,825 |  |  |  | 40,181 |  |  |  | 38,319 |
Operating Capital Expenditures |  | $ | 47,061 |  |  |  | 47,511 |  |  | $ | 138,229 |  |  |  | 112,694 |
Development & Redevelopment Properties (1) |  |  |  |  |  |  |  |  |  |  |  |
Ground-up development |  | $ | 19,476 |  |  |  | 6,690 |  |  | $ | 73,620 |  |  |  | 58,394 |
Redevelopment |  |  | 50,863 |  |  |  | 32,589 |  |  |  | 155,227 |  |  |  | 96,604 |
Development & Redevelopment Expenditures |  | $ | 70,339 |  |  |  | 39,279 |  |  | $ | 228,847 |  |  |  | 154,998 |
Reconciliation of Net Income to Nareit EBITDA re: |  |  |  |  |  |  |  |  |  |  |  |
Net Income |  | $ | 88,677 |  |  |  | 92,034 |  |  | $ | 409,840 |  |  |  | 370,867 |
Adjustments to reconcile to Nareit EBITDA re (2): |  |  |  |  |  |  |  |  |  |  |  |
Interest expense |  |  | 54,607 |  |  |  | 48,415 |  |  |  | 211,660 |  |  |  | 176,528 |
Income tax expense |  |  | 228 |  |  |  | 252 |  |  |  | 924 |  |  |  | 895 |
Depreciation and amortization |  |  | 104,218 |  |  |  | 107,064 |  |  |  | 428,425 |  |  |  | 383,063 |
Gain on sale of real estate, net of tax |  |  | (1,216 | ) |  |  | (2,690 | ) |  |  | (35,069 | ) |  |  | (3,822 | )
Provision for impairment of real estate |  |  | 14,304 |  |  |  | - |  |  |  | 14,304 |  |  |  | - |
Nareit EBITDA re |  | $ | 260,818 |  |  |  | 245,075 |  |  | $ | 1,030,084 |  |  |  | 927,531 |
Reconciliation of Nareit EBITDAre to Operating EBITDAre: |  |  |  |  |  |  |  |  |  |  |  |
Nareit EBITDAre |  | $ | 260,818 |  |  |  | 245,075 |  |  | $ | 1,030,084 |  |  |  | 927,531 |
Adjustments to reconcile to Operating EBITDA re (2): |  |  |  |  |  |  |  |  |  |  |  |
Merger transition costs |  |  | 649 |  |  |  | 3,109 |  |  |  | 7,718 |  |  |  | 4,620 |
Loss (gain) on early extinguishment of debt |  |  | - |  |  |  | (99 | ) |  |  | 180 |  |  |  | (99 | )
Straight-line rent, net |  |  | (5,575 | ) |  |  | (2,794 | ) |  |  | (21,270 | ) |  |  | (12,594 | )
Above/below market rent amortization, net |  |  | (5,518 | ) |  |  | (7,729 | ) |  |  | (23,436 | ) |  |  | (29,863 | )
Operating EBITDA re |  | $ | 250,374 |  |  |  | 237,562 |  |  | $ | 993,276 |  |  |  | 889,595 |

(1)
Includes Regency's consolidated entities and its pro-rata share of unconsolidated real estate partnerships, net of pro-rata share attributable to noncontrolling interests.
(2)
Includes Regency's consolidated entities and its pro-rata share of unconsolidated real estate partnerships.

Supplemental Information 10

S ummary of Consolidated Debt

December 31, 2024 and December 31, 2023

(in thousands)

Total Debt Outstanding: |  | 12/31/2024 |  |  | 12/31/2023 |
Notes Payable: |  |  |  |  |  |
Fixed rate mortgage loans(1) |  | $ | 610,234 |  |  | $ | 745,478 |
Variable rate mortgage loans |  |  | 9,586 |  |  |  | 3,716 |
Fixed rate unsecured public debt |  |  | 3,526,128 |  |  |  | 3,056,467 |
Fixed rate unsecured private debt |  |  | 197,752 |  |  |  | 196,288 |
Unsecured credit facility: |  |  |  |  |  |
Revolving line of credit |  |  | 65,000 |  |  |  | 152,000 |
Total |  | $ | 4,408,700 |  |  | $ | 4,153,949 |

Schedule of Maturities by Year: |  | Scheduled Principal Payments |  |  | Mortgage Loan Maturities |  |  | Unsecured Maturities (2) |  |  | Total |  |  | Weighted Average Contractual Interest Rate on Maturities
2025 |  | $ | 9,798 |  |  |  | 52,537 |  |  |  | 250,000 |  |  |  | 312,335 |  |  | 3.81%
2026 |  |  | 10,040 |  |  |  | 147,847 |  |  |  | 200,000 |  |  |  | 357,887 |  |  | 3.94%
2027 |  |  | 7,133 |  |  |  | 222,558 |  |  |  | 525,000 |  |  |  | 754,691 |  |  | 3.65%
2028 |  |  | 5,402 |  |  |  | 42,004 |  |  |  | 365,000 |  |  |  | 412,406 |  |  | 4.56%
2029 |  |  | 2,786 |  |  |  | 53,620 |  |  |  | 425,000 |  |  |  | 481,406 |  |  | 3.17%
2030 |  |  | 2,495 |  |  |  | 2,163 |  |  |  | 600,000 |  |  |  | 604,658 |  |  | 3.70%
2031 |  |  | 2,193 |  |  |  | 30,901 |  |  |  | - |  |  |  | 33,094 |  |  | 3.68%
2032 |  |  | 150 |  |  |  | 35,323 |  |  |  | - |  |  |  | 35,473 |  |  | 3.15%
2033 |  |  | 68 |  |  |  | - |  |  |  | - |  |  |  | 68 |  |  | 0.00%
2034 |  |  | 72 |  |  |  | - |  |  |  | 400,000 |  |  |  | 400,072 |  |  | 5.25%
>10 years |  |  | 192 |  |  |  | 79 |  |  |  | 1,050,000 |  |  |  | 1,050,271 |  |  | 4.74%
Unamortized debt premium/(discount), net of issuance costs |  |  | - |  |  |  | (7,541 | ) |  |  | (26,120 | ) |  |  | (33,661 | ) |  |
|  | $ | 40,329 |  |  |  | 579,491 |  |  |  | 3,788,880 |  |  |  | 4,408,700 |  |  | 4.11%

Percentage of Total Debt: |  | 12/31/2024 |  | 12/31/2023
Fixed |  | 98.3% |  | 96.3%
Variable |  | 1.7% |  | 3.7%
Current Weighted Average Contractual Interest Rates:(3) |  |  |  |
Fixed |  | 4.1% |  | 3.9%
Variable |  | 5.5% |  | 6.3%
Combined |  | 4.1% |  | 3.9%
Current Weighted Average Effective Interest Rate:(4) |  |  |  |
Combined |  | 4.4% |  | 4.2%
Average Years to Maturity: |  |  |  |
Fixed |  | 7.4 |  | 7.1
Variable |  | 3.2 |  | 1.3

(1)
Includes variable rate mortgage loans that have been fixed through interest rate swaps.
(2)
Includes unsecured public and private placement debt and any drawn balance on unsecured revolving line of credit.
(3)
Interest rates are calculated as of the quarter end.
(4)
Effective interest rates are calculated in accordance with US GAAP, as of the quarter end, and include the impact of debt premium/(discount) amortization, issuance cost amortization, interest rate swaps, and facility fees.

Supplemental Information 11

S ummary of Consolidated Debt

December 31, 2024 and December 31, 2023

(in thousands)

|  | Contractual |  |  | Effective |  |  |  |  |  |
Lender | Collateral | Rate |  |  | Rate(1) | Maturity | 12/31/2024 |  |  | 12/31/2023 |
Secured Debt - Fixed Rate Mortgage Loans |  |  |  |  |  |  |  |  |  |
JTS Capital | High Ridge Center | 3.65% |  |  |  | 03/01/25 | $ | 8,825 |  |  | $ | 9,047 |
PNC Bank | Circle Marina Center | 2.54% |  |  |  | 03/17/25 |  | 24,000 |  |  |  | 24,000 |
Prudential Insurance Company of America | Country Walk Plaza | 3.91% |  |  |  | 11/05/25 |  | 16,000 |  |  |  | 16,000 |
Metropolitan Life Insurance Company | Westbury Plaza | 3.76% |  |  |  | 02/01/26 |  | 88,000 |  |  |  | 88,000 |
M&T Bank | Cos Cob Plaza & Greenwich Commons | 3.48% |  |  |  | 10/01/26 |  | 8,409 |  |  |  | 8,768 |
PNC Bank | Longmeadow Shops | 5.56% |  |  |  | 12/01/26 |  | 13,000 |  |  |  | 13,000 |
Santander Bank | Baederwood Shoppes | 3.28% |  |  |  | 12/19/26 |  | 24,365 |  |  |  | 24,365 |
TD Bank | Black Rock Shopping Center | 6.03% |  |  |  | 12/31/26 |  | 15,148 |  |  |  | 15,342 |
Voya Retire Insurance and Annuity Co. | Meadtown Shopping Center | 3.85% |  |  |  | 01/01/27 |  | 9,070 |  |  |  | 9,364 |
Voya Retire Insurance and Annuity Co. | Midland Park Shopping Center | 3.85% |  |  |  | 01/01/27 |  | 17,166 |  |  |  | 17,722 |
Voya Retire Insurance and Annuity Co. | Valley Ridge Shopping Center | 3.85% |  |  |  | 01/01/27 |  | 16,249 |  |  |  | 16,775 |
Voya Retire Insurance and Annuity Co. | Cedar Hill Shopping Center | 3.85% |  |  |  | 01/01/27 |  | 6,815 |  |  |  | 7,035 |
The Guardian Life Insurance of America | Willa Springs | 3.81% |  |  |  | 03/01/27 |  | 16,700 |  |  |  | 16,700 |
The Guardian Life Insurance of America | Alden Bridge | 3.81% |  |  |  | 03/01/27 |  | 26,000 |  |  |  | 26,000 |
The Guardian Life Insurance of America | Bethany Park Place | 3.81% |  |  |  | 03/01/27 |  | 10,200 |  |  |  | 10,200 |
The Guardian Life Insurance of America | Blossom Valley | 3.81% |  |  |  | 03/01/27 |  | 22,300 |  |  |  | 22,300 |
The Guardian Life Insurance of America | Dunwoody Hall | 3.81% |  |  |  | 03/01/27 |  | 13,800 |  |  |  | 13,800 |
The Guardian Life Insurance of America | Hasley Canyon Village | 3.81% |  |  |  | 03/01/27 |  | 16,000 |  |  |  | 16,000 |
PNC Bank | Fellsway Plaza | 4.06% |  |  |  | 06/02/27 |  | 34,300 |  |  |  | 34,873 |
M&T Bank | Ridgeway Shopping Center | 3.40% |  |  |  | 07/01/27 |  | 41,940 |  |  |  | 43,150 |
New York Life Insurance | Oak Shade Town Center | 6.05% |  |  |  | 05/10/28 |  | 3,253 |  |  |  | 4,085 |
Provident Bank | Washington Commons | 4.83% |  |  |  | 08/15/28 |  | 8,494 |  |  |  | 8,764 |
TD Bank | Brick Walk Shopping Center | 6.71% |  |  |  | 09/19/28 |  | 30,591 |  |  |  | 30,919 |
New York Life Insurance | Von's Circle Center | 5.20% |  |  |  | 10/10/28 |  | 3,475 |  |  |  | 4,273 |
American United Life Insurance Company | Ferry Plaza | 4.63% |  |  |  | 04/01/29 |  | 8,471 |  |  |  | 8,796 |
M&T Bank | Goodwives Shopping Center | 4.82% |  |  |  | 04/03/29 |  | 22,607 |  |  |  | 23,078 |
Bank of New York Mellon | Lakeview Shopping Center | 3.63% |  |  |  | 06/25/29 |  | 10,680 |  |  |  | 10,944 |
The Prudential Insurance Company of America | Shops at Erwin Mill | 5.71% |  |  |  | 09/05/29 |  | 12,000 |  |  |  | - |
Bank of New York Mellon | McLean Plaza | 5.74% |  |  |  | 11/18/29 |  | 5,000 |  |  |  | 5,000 |
Tanglewood Shopping Center Co. | Tanglewood Shopping Center | 5.05% |  |  |  | 03/29/30 |  | 513 |  |  |  | 1,513 |
Tanglewood Shopping Center Co. | Tanglewood Shopping Center | 4.55% |  |  |  | 03/29/30 |  | 1,650 |  |  |  | 1,650 |
Security Life of Denver Insurance Co. | Newfield Green | 3.89% |  |  |  | 08/01/31 |  | 18,737 |  |  |  | 19,278 |
American United Life Insurance Company | Village Shopping Center | 3.50% |  |  |  | 11/01/31 |  | 19,705 |  |  |  | 20,144 |
RGA Reinsurance Company | Boonton Shopping Center | 3.45% |  |  |  | 01/01/32 |  | 10,358 |  |  |  | 10,585 |
Bank of New York Mellon | The Dock-Dockside & The Dock-Railside | 3.05% |  |  |  | 01/31/32 |  | 32,908 |  |  |  | 33,667 |
City of Rollingwood | Shops at Mira Vista | 8.00% |  |  |  | 03/01/32 |  | 151 |  |  |  | 166 |
First County Bank | Old Greenwich CVS | 5.63% |  |  |  | 06/01/37 |  | 846 |  |  |  | 891 |
Prudential Insurance Company of America | 4S Commons Town Center | 3.50% |  |  |  | 06/05/24 |  | - |  |  |  | 79,033 |
Ellis Partners | Pruneyard | 4.25% |  |  |  | 06/30/24 |  | - |  |  |  | 2,200 |
Bank of New York Mellon | Arcadian Shopping Center | 4.00% |  |  |  | 08/15/24 |  | - |  |  |  | 13,033 |
Great-West Life & Annuity Insurance Co | Shops at Erwin Mill | 3.78% |  |  |  | 09/01/24 |  | - |  |  |  | 10,000 |
New York Life Insurance | Copps Hill Plaza | 6.06% |  |  |  | 01/01/29 |  | - |  |  |  | 7,706 |
Security Life of Denver Insurance Co. | Cos Cob Commons & Station Centre @ Old Greenwich | 4.07% |  |  |  | 11/01/24 |  | - |  |  |  | 19,912 |
Wells Fargo Bank | Orangetown Shopping Center | 4.48% |  |  |  | 10/01/24 |  | - |  |  |  | 6,005 |
Unamortized premiums on assumed debt of acquired properties, net of issuance costs |  |  |  |  |  | (7,492 | ) |  |  | (8,605 | )
Total Fixed Rate Mortgage Loans | 4.04% |  |  | 4.29% |  | $ | 610,234 |  |  | $ | 745,478 |
Unsecured Debt |  |  |  |  |  |  |  |  |  |  |
Debt Offering (8/17/15) | Fixed-rate unsecured | 3.90% |  |  |  | 11/01/25 | $ | 250,000 |  |  | $ | 250,000 |
Debt Placement (5/11/16) | Fixed-rate unsecured | 3.81% |  |  |  | 05/11/26 |  | 100,000 |  |  |  | 100,000 |
Debt Placement (8/11/16) | Fixed-rate unsecured | 3.91% |  |  |  | 08/11/26 |  | 100,000 |  |  |  | 100,000 |
Debt Offering (1/17/17) | Fixed-rate unsecured | 3.60% |  |  |  | 02/01/27 |  | 525,000 |  |  |  | 525,000 |
Debt Offering (3/9/18) | Fixed-rate unsecured | 4.13% |  |  |  | 03/15/28 |  | 300,000 |  |  |  | 300,000 |
Debt Offering (8/13/19) | Fixed-rate unsecured | 2.95% |  |  |  | 09/15/29 |  | 425,000 |  |  |  | 425,000 |
Debt Offering (5/13/20) | Fixed-rate unsecured | 3.70% |  |  |  | 06/15/30 |  | 600,000 |  |  |  | 600,000 |
Debt Offering (1/18/24) | Fixed-rate unsecured | 5.25% |  |  |  | 01/15/34 |  | 400,000 |  |  |  | - |
Debt Offering (8/15/24) | Fixed-rate unsecured | 5.10% |  |  |  | 01/15/35 |  | 325,000 |  |  |  | - |
Debt Offering (1/17/17) | Fixed-rate unsecured | 4.40% |  |  |  | 02/01/47 |  | 425,000 |  |  |  | 425,000 |
Debt Offering (3/6/19) | Fixed-rate unsecured | 4.65% |  |  |  | 03/15/49 |  | 300,000 |  |  |  | 300,000 |
Debt Offering (5/16/14) | Fixed-rate unsecured | 3.75% |  |  |  | 06/15/24 |  | - |  |  |  | 250,000 |
Revolving Line of Credit | Variable-rate unsecured | Adjusted SOFR + 0.715% | (2) |  |  | 03/23/28 |  | 65,000 |  |  |  | 152,000 |
Unamortized debt discount and issuance costs |  |  |  |  |  | (26,120 | ) |  |  | (22,245 | )
Total Unsecured Debt, Net of Discounts | 4.10% |  |  | 4.25% |  | $ | 3,788,880 |  |  | $ | 3,404,755 |
Variable Rate Mortgage Loans |  |  |  |  |  |  |  |  |  |  |
PNC Bank | Market at Springwoods Village | SOFR + 1.40% |  |  |  | 03/28/25 | $ | 3,750 |  |  | $ | 3,750 |
Wells Fargo Bank | Orangetown Shopping Center | SOFR + 2.33% |  |  |  | 10/01/28 |  | 5,885 |  |  |  | - |
Unamortized debt discount and issuance costs |  |  |  |  |  |  |  | (49 | ) |  |  | (34 | )
Total Variable Rate Mortgage Loans | 6.46% |  |  | 6.86% |  | $ | 9,586 |  |  | $ | 3,716 |
Total |  | 4.11% |  |  | 4.39% |  | $ | 4,408,700 |  |  | $ | 4,153,949 |

(1)
Effective interest rates are calculated in accordance with US GAAP, as of the quarter end, and include the impact of debt premium/(discount) amortization, issuance cost amortization, interest rate swaps, and facility and unused fees.
(2)
The interest rate is SOFR plus a 0.10% market adjustment ("Adjusted SOFR") plus our applicable margin of 0.715%. Rate applies to drawn balance only. Additional annual facility fee of 0.125% applies to entire $1.5 billion line of credit. Expiration is subject to two additional six-month periods at the Company’s option.

Supplemental Information 12

S ummary of Unsecured Debt Covenants and Leverage Ratios

December 31, 2024

(in thousands)

Outstanding Unsecured Public Debt: |  | Origination |  | Maturity |  | Rate |  | Balance |
|  | 08/17/15 |  | 11/01/25 |  | 3.900% |  | $250,000 |
|  | 01/17/17 |  | 02/01/27 |  | 3.600% |  | $525,000 |
|  | 03/09/18 |  | 03/15/28 |  | 4.125% |  | $300,000 |
|  | 08/20/19 |  | 09/15/29 |  | 2.950% |  | $425,000 |
|  | 05/13/20 |  | 06/15/30 |  | 3.700% |  | $600,000 |
|  | 01/18/24 |  | 01/15/34 |  | 5.250% |  | $400,000 |
|  | 08/15/24 |  | 01/15/35 |  | 5.100% |  | $325,000 |
|  | 01/17/17 |  | 02/01/47 |  | 4.400% |  | $425,000 |
|  | 03/06/19 |  | 03/15/49 |  | 4.650% |  | $300,000 |

Unsecured Public Debt Covenants: | Required |  | 12/31/2024 |  | 9/30/2024 |  | 6/30/2024 |  | 3/31/2024 |  | 12/31/2023
Fair Market Value Calculation Method Covenants(1)(2) |  |  |  |  |  |  |  |  |  |  |
Total Consolidated Debt to Total Consolidated Assets | ≤ 65% |  | 27% |  | 27% |  | 27% |  | 27% |  | 26%
Secured Consolidated Debt to Total Consolidated Assets | ≤ 40% |  | 4% |  | 4% |  | 4% |  | 5% |  | 5%
Consolidated Income for Debt Service to Consolidated Debt Service | ≥ 1.5x |  | 4.9x |  | 4.9x |  | 4.8x |  | 4.9x |  | 5.6x
Unencumbered Consolidated Assets to Unsecured Consolidated Debt | >150% |  | 396% |  | 397% |  | 394% |  | 398% |  | 420%
Ratios:(3) |  |  | 12/31/2024 |  | 9/30/2024 |  | 6/30/2024 |  | 3/31/2024 |  | 12/31/2023
Consolidated Only |  |  |  |  |  |  |  |  |  |  |
Net debt to total market capitalization |  |  | 24.1% |  | 24.2% |  | 27.0% |  | 26.7% |  | 26.7%
Net debt to real estate assets, before depreciation |  |  | 30.8% |  | 30.5% |  | 30.8% |  | 30.2% |  | 30.2%
Net debt to total assets, before depreciation |  |  | 28.4% |  | 28.1% |  | 28.3% |  | 27.6% |  | 27.6%
Net debt and preferreds to Operating EBITDAre - TTM |  |  | 4.7x |  | 4.7x |  | 4.8x |  | 4.9x |  | 4.9x
Net debt and preferreds to Operating EBITDAre - TTM, adjusted |  |  |  |  |  |  | 4.8x |  | 4.7x |  | 4.6x
Fixed charge coverage |  |  | 4.7x |  | 4.9x |  | 4.8x |  | 5.0x |  | 5.1x
Interest coverage |  |  | 5.3x |  | 5.6x |  | 5.5x |  | 5.6x |  | 5.7x
Unsecured assets to total real estate assets |  |  | 88.8% |  | 87.9% |  | 88.1% |  | 87.6% |  | 87.1%
Unsecured NOI to total NOI - TTM |  |  | 89.3% |  | 88.7% |  | 89.3% |  | 89.5% |  | 90.7%
Unencumbered assets to unsecured debt |  |  | 319% |  | 321% |  | 320% |  | 319% |  | 360%
Total Pro-Rata Share |  |  |  |  |  |  |  |  |  |  |
Net debt to total market capitalization |  |  | 26.4% |  | 26.6% |  | 29.5% |  | 29.2% |  | 29.2%
Net debt to real estate assets, before depreciation |  |  | 32.5% |  | 32.3% |  | 32.4% |  | 31.9% |  | 31.9%
Net debt to total assets, before depreciation |  |  | 30.0% |  | 29.7% |  | 29.8% |  | 29.1% |  | 29.1%
Net debt and preferreds to Operating EBITDAre - TTM |  |  | 5.2x |  | 5.2x |  | 5.3x |  | 5.4x |  | 5.4x
Net debt and preferreds to Operating EBITDAre - TTM, adjusted |  |  |  |  |  |  | 5.2x |  | 5.2x |  | 5.1x
Fixed charge coverage |  |  | 4.3x |  | 4.5x |  | 4.4x |  | 4.5x |  | 4.7x
Interest coverage |  |  | 4.8x |  | 5.1x |  | 5.0x |  | 5.1x |  | 5.1x

(1)
For a complete listing of all Debt Covenants related to the Company’s Senior Unsecured Notes, as well as definitions of the above terms, please refer to the Company’s filings with the Securities and Exchange Commission.
(2)
Current period debt covenants are finalized and submitted after the Company’s most recent Form 10-Q or Form 10-K filing.
(3)
In light of the merger with UBP on August 18, 2023, adjusted debt metric calculations include legacy Regency results for the trailing 12 months and the annualized contribution from UBP post merger.

Supplemental Information 13

S ummary of Unconsolidated Debt

December 31, 2024 and December 31, 2023

(in thousands)

Total Debt Outstanding: |  | 12/31/2024 |  |  | 12/31/2023 |
Mortgage loans payable: |  |  |  |  |  |
Fixed rate secured loans |  | $ | 1,459,373 |  |  | $ | 1,430,030 |
Variable rate secured loans |  |  | 69,379 |  |  |  | 27,872 |
Unsecured credit facility variable rate |  |  | 35,800 |  |  |  | 41,800 |
Total |  | $ | 1,564,552 |  |  | $ | 1,499,702 |

Schedule of Maturities by Year: |  | Scheduled Principal Payments |  |  | Mortgage Loan Maturities |  |  | Unsecured Maturities |  |  | Total |  |  | Weighted Average Contractual Interest Rate on Maturities |  | Regency's Pro Rata Share |  |  | Regency's Pro Rata Weighted Average Contractual Interest Rate on Maturities
2025 |  | $ | 6,727 |  |  |  | 147,512 |  |  |  | - |  |  |  | 154,239 |  |  | 3.82% |  |  | 49,031 |  |  | 3.94%
2026 |  |  | 7,393 |  |  |  | 272,963 |  |  |  | 35,800 |  |  |  | 316,156 |  |  | 5.39% |  |  | 108,765 |  |  | 5.56%
2027 |  |  | 7,576 |  |  |  | 32,800 |  |  |  | - |  |  |  | 40,376 |  |  | 2.60% |  |  | 13,669 |  |  | 2.41%
2028 |  |  | 4,267 |  |  |  | 246,605 |  |  |  | - |  |  |  | 250,872 |  |  | 4.86% |  |  | 92,027 |  |  | 4.96%
2029 |  |  | 2,841 |  |  |  | 93,500 |  |  |  | - |  |  |  | 96,341 |  |  | 4.80% |  |  | 34,967 |  |  | 5.16%
2030 |  |  | 2,106 |  |  |  | 179,317 |  |  |  | - |  |  |  | 181,423 |  |  | 2.86% |  |  | 70,522 |  |  | 2.88%
2031 |  |  | 625 |  |  |  | 352,240 |  |  |  | - |  |  |  | 352,865 |  |  | 3.14% |  |  | 137,198 |  |  | 3.13%
2032 |  |  | 500 |  |  |  | 142,270 |  |  |  | - |  |  |  | 142,770 |  |  | 3.08% |  |  | 58,369 |  |  | 3.10%
2033 |  |  | 406 |  |  |  | - |  |  |  | - |  |  |  | 406 |  |  | 0.00% |  |  | 81 |  |  | -
2034 |  |  | 210 |  |  |  | 37,497 |  |  |  | - |  |  |  | 37,707 |  |  | 6.10% |  |  | 13,941 |  |  | 6.27%
>10 Years |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  | 0.00% |  |  | - |  |  | -
Unamortized debt premium/(discount) and issuance costs (2) |  |  | - |  |  |  | (8,603 | ) |  |  | - |  |  |  | (8,603 | ) |  |  |  |  | (3,200 | ) |  |
|  | $ | 32,651 |  |  |  | 1,496,101 |  |  |  | 35,800 |  |  |  | 1,564,552 |  |  | 4.06% |  |  | 575,370 |  |  | 4.10%

Percentage of Total Debt: |  | 12/31/2024 |  | 12/31/2023
Fixed |  | 93.3% |  | 95.4%
Variable |  | 6.7% |  | 4.6%
Current Weighted Average Contractual Interest Rates:(1) |  |  |  |
Fixed |  | 3.9% |  | 3.8%
Variable |  | 6.8% |  | 7.2%
Combined |  | 4.1% |  | 3.9%
Current Weighted Average Effective Interest Rates:(2) |  |  |  |
Combined |  | 4.2% |  | 4.1%
Average Years to Maturity: |  |  |  |
Fixed |  | 4.5 |  | 5.2
Variable |  | 1.6 |  | 2.6

(1)
Interest rates are calculated as of the quarter end.
(2)
Effective interest rates are calculated in accordance with US GAAP, as of the quarter end, and include the impact of debt premium/(discount) amortization, issuance cost, amortization, interest rate swaps, and facility and unused fees.

Supplemental Information 14

U nconsolidated Investments

December 31, 2024

(in thousands)

|  |  |  |  |  | Regency
Investment Partner and | Number of | Total | Total | Total |  | Ownership | Share | Investment | Equity
Portfolio Summary Abbreviation | Properties | GLA | Assets | Debt |  | Interest | of Debt | 12/31/2024 | in Income
State of Oregon |  |  |  |  |  |  |  |  |
(JV-C2)(1) | 22 | 2,589 | $623,654 | $276,394 |  | 20.00% | $55,279 | $63,024 | $3,938
(JV-CCV) | 1 | 602 | 99,236 | 74,827 |  | 30.00% | 22,448 | 6,434 | 2,220
| 23 | 3,191 | 722,890 | 351,221 |  |  |  |  |
GRI |  |  |  |  |  |  |  |  |
(JV-GRI) | 66 | 8,431 | 1,455,471 | 933,600 |  | 40.00% | 373,440 | 136,972 | 38,729
Publix |  |  |  |  |  |  |  |  |
(JV-O) | 2 | 215 | 26,267 | - |  | 50.00% | - | 13,127 | 1,820
Individual Investors |  |  |  |  |  |  |  |  |
Ballard Blocks | 2 | 249 | 115,784 | - |  | 49.90% | - | 59,596 | 1,028
Bloom on Third | 1 | 73 | 259,218 | 133,298 |  | 35.00% | 46,654 | 44,715 | 1,810
Others(2) | 9 | 1,280 | 263,527 | 146,433 |  | 11.80% - 83.00% | 77,549 | 75,176 | 749
| 103 | 13,439 | $2,843,157 | $1,564,552 |  |  | $575,370 | $399,044 | $50,294

(1)
Effective September 1, 2024, Columbia Regency Retail Partners, LLC (JV-C) merged with and into Columbia Regency Partners II, LLC ("JV-C2," or "Columbia II") with Columbia II being the surviving entity in the merger.
(2)
Effective January 1, 2025, Regency acquired its partner’s 33.3% share in a single property partnership for a total purchase price of $10.3 million. Upon acquisition, this property was consolidated into Regency’s financial statements.

Supplemental Information 15

P roperty Transactions

December 31, 2024

(in thousands)

Acquisitions:

Date | Property Name | Real Estate Partner (REG %) | Market | Total GLA | Regency's Share of Purchase Price | Weighted Average Cap Rate | Anchor(s)
May-24 | Compo Shopping Center |  | Westport, CT | 76 | $45,500 |  | CVS
Aug-24 | East Greenwich Square | Minority Partner (70%) | Providence, RI | 159 | $32,655 |  | Dave's Fresh Marketplace
Oct-24 | University Commons - Austin | State of Oregon (20%) | Austin, TX | 218 | $13,750 |  | H-E-B
| Property Total |  | 453 | $91,905 | 6.4% |

Dispositions:

Date | Property Name | Real Estate Partner (REG %) | Market | Total GLA | Regency's Share of Purchase Price | Weighted Average Cap Rate | Anchor(s)
Jan-24 | Glengary Shoppes |  | Tampa, FL | 93 | $30,500 |  | Best Buy, Barnes & Noble
Apr-24 | Tamarac Town Square |  | Ft. Lauderdale, FL | 125 | $22,500 |  | Publix, Retro Fitness, Dollar Tree
May-24 | Star's at Quincy |  | Boston, MA | 101 | $41,500 |  | Star Market
Aug-24 | Fenton Marketplace |  | Flint, MI | 97 | $12,000 |  | Family Farm & Home
Oct-24 | 7 Riversville |  | Greenwich, CT | 11 | $2,750 |  | Office Building
Dec-25 | 530 Old Post Road |  | Greenwich, CT | 8 | $2,600 |  | Office Building
| Property / Outparcel(s) Total |  | 435 | $111,850 | 5.4% |

Supplemental Information 16

S ummary of In-Process Developments and Redevelopments

December 31, 2024

(in thousands)

In-Process Developments and Redevelopments (1)
Shopping Center | Market | Grocer/Anchor Tenant | Center % Leased | Project Start | Est Initial Rent Commencement(a) | Est Stabilization Year(b) | Net Project Costs(c) | % of Costs Incurred | Stabilized Yield(d)
Ground-up Developments |  |  | 79% |  |  |  | $238M | 45% | 7% +/-
Baybrook East - Phase 1B (2)(3) | Houston, TX | H-E-B | 91% | Q2-2022 | 2H-2023 | 2026 | $10M | 88% | 9% +/-
Sienna Grande Shops (2)(3) | Houston, TX | Retail | 59% | Q2-2023 | 1H-2025 | 2027 | $9M | 79% | 8% +/-
The Shops at SunVet (2) | Long Island, NY | Whole Foods | 73% | Q2-2023 | 2H-2025 | 2027 | $93M | 56% | 7% +/-
The Shops at Stone Bridge (2) | Cheshire, CT | Whole Foods | 79% | Q1-2024 | 1H-2026 | 2027 | $68M | 37% | 7% +/-
Jordan Ranch Market (2)(3) | Houston, TX | H-E-B | 83% | Q3-2024 | 1H-2026 | 2027 | $23M | 28% | 7% +/-
Oakley Shops at Laurel Fields (2) | Bay Area, CA | Safeway | 81% | Q3-2024 | 1H-2026 | 2027 | $35M | 20% | 7% +/-
Redevelopments |  |  | 96% |  |  |  | $259M | 34% | 10% +/-
Bloom on Third (3)(4) | Los Angeles, CA | Whole Foods | 60% | Q4-2022 | 2H-2026 | 2027 | $25M | 49% | 15% +/-
Serramonte Center - Phase 3 | San Francisco, CA | Jagalchi | 98% | Q2-2023 | 1H-2025 | 2025 | $37M | 24% | 11% +/-
Circle Marina Center | Los Angeles, CA | Sprouts | 90% | Q3-2023 | 2H-2024 | 2025 | $15M | 79% | 9% +/-
Avenida Biscayne | Miami, FL | Retail | 52% | Q4-2023 | 1H-2025 | 2026 | $23M | 43% | 10% +/-
Cambridge Square | Atlanta, GA | Publix | 99% | Q4-2023 | 2H-2025 | 2026 | $15M | 42% | 6% +/-
Anastasia Plaza | Jacksonville, FL | Publix | 99% | Q3-2024 | 2H-2025 | 2026 | $16M | 6% | 6% +/-
East Meadow Plaza - Phase 1 | Long Island, NY | Lidl | 86% | Q3-2024 | 2H-2025 | 2026 | $12M | 39% | 17% +/-
West Chester Plaza | Cincinnati, OH | Kroger | 97% | Q4-2024 | 2H-2027 | 2028 | $15M | 34% | 8% +/-
Willows Shopping Center | Bay Area, CA | Retail | 96% | Q4-2024 | 1H-2026 | 2027 | $17M | 6% | 9% +/-
Various Redevelopments (est costs < $10 million individually) | 97% |  |  |  | $85M | 32% | 15% +/-
Total In-Process (In Construction) | 94% |  |  |  | $497M | 39% | 9% +/-

In-Process Development and Redevelopment Descriptions
Ground-up Developments |  |  |  |  |  |  |  |  |
Baybrook East - Phase 1B | Phase 1B of a ground-up development in Houston, TX, including 50K SF of shop space. Combined with the previously completed Phase 1A (featuring H-E-B, the market's leading grocer) Baybrook East will be approximately 155K SF.
Sienna Grande Shops | Located approximately 20 miles southwest of Houston, TX, in a 10,500-acre master-planned development that is consistently among the top-selling communities in the United States, Phase 1 will feature approximately 30K SF of shop space and outparcels.
The Shops at SunVet | Located in Long Island, NY, The Shops at SunVet will include the development of a vacant enclosed mall into a 170k open-air shopping center, anchored by Whole Foods and other leading retailers in a mix of junior anchors, shop space, and outparcels.
The Shops at Stone Bridge | Development featuring a 155K SF shopping center, anchored by a 40K SF Whole Foods and part of a larger master planned community known as Stone Bridge Crossing in Cheshire, CT. The project will also feature 41K SF of junior anchor space, 51K SF of inline shop space, and multiple outparcels.
Jordan Ranch Market | Located approximately 30 miles west of downtown Houston, within the Jordan Ranch master planned community, the 162K development will feature the market-leading grocer, H-E-B, plus 40K SF of shop space.
Oakley Shops at Laurel Fields | Located in the Bay Area, the 78K SF development of a traditional neighborhood center will include a 55K SF Safeway grocer and 23K SF of shop space.
Redevelopments |  |  |  |  |  |  |  |  |
Bloom on Third | Located in Los Angeles, CA, directly across from The Grove and The Original Farmers Market, this transformational redevelopment includes the demolition of a former Kmart building into new retail space and approximately 300 luxury mid-rise apartments. Regency has partnered with a leading multifamily developer, who will construct the apartments on a ground lease.
Serramonte Center - Phase 3 | Redevelopment of the northeastern portion of the site, including a backfill of the former J.C. Penney box and adjacent space, plus two exterior pads. The former J.C. Penney box will feature Jagalchi, a leading Asian grocer with locations in South Korea, China, and the US.
Circle Marina Center | Acquired in 2019 with the intention of redevelopment, the project will transform an existing Staples box and adjacent shop space into a 23k SF prototype for Sprouts Farmers Market, plus reconfigured space for other leading retailers. In addition, the project will feature extensive site improvements, facade renovation, and enhanced placemaking.
Avenida Biscayne | A boutique retail development adjacent to Aventura Square, a Regency-owned asset in Miami’s highly desirable Aventura submarket, that includes the complete scrape of all existing buildings and transformation of the property into three separate retail buildings, featuring first-class shop space and restaurants.
Cambridge Square | Transformational redevelopment adding a best-in-class grocer and featuring extensive improvement to the site and existing facades.
Anastasia Plaza | Redevelopment to include the complete scrape and rebuild of the existing anchor box and adjacent space, anchored by a 58K SF Publix and 44K SF of shop space, plus extensive improvements to the site and existing facades.
East Meadow Plaza - Phase 1 | Acquired in 2022 with the intention of redevelopment. Phase 1 includes various site improvements, complete facade renovation, and reconfigured space for leading retailers.
West Chester Plaza | Redevelopment will include the complete scrape of all existing buildings, substantial site improvements, and the construction of a new 123k SF Kroger and multiple shop buildings. In addition to the acquisition of adjacent parcels, the project will be staggered to accommodate continuous operation of Kroger.
Willows Shopping Center | Redevelopment will revitalize the existing shopping center with extensive site improvements and enhancements, demolition of certain buildings, construction of a new 14k SF building, and enhanced façades.
Various Redevelopments (est costs < $10 million individually) | Various Redevelopment properties where estimated incremental costs at each project are less than $10 million.
See page 18 for footnotes |  |  |  |  |  |  |  |  |

Supplemental Information 17

D evelopment and Redevelopment Current Year Completions

December 31, 2024

(in thousands)

Current Year Development and Redevelopment Completions
Shopping Center | Market | Center % Leased | Project Start | Est Initial Rent Commencement(a) | Est Stabilization Year(b) | Net Project Costs(c) | % of Costs Incurred | Stabilized Yield(d)
Ground-up Developments |  | 95% |  |  |  | $46M | 95% | 7% +/-
Glenwood Green (2)(3) | Metro NYC | 95% | Q1-2022 | 1H-2024 | 2025 | $46M | 95% | 7% +/-
Redevelopments |  | 96% |  |  |  | $191M | 93% | 8% +/-
The Abbot | Boston, MA | 72% | Q2-2019 | 2H-2022 | 2026 | $60M | 95% | 9% +/-
Westbard Square - Phase 1 (4)(5) | Bethesda, MD | 98% | Q2-2021 | 2H-2023 | 2025 | $39M | 92% | 7% +/-
Buckhead Landing | Atlanta, GA | 98% | Q2-2022 | 2H-2024 | 2025 | $31M | 93% | 7% +/-
Mandarin Landing | Jacksonville, FL | 100% | Q2-2023 | 1H-2024 | 2025 | $16M | 93% | 8% +/-
Redevelopment Completion (est costs < $10 million individually) | 97% |  |  |  | $45M | 96% | 10% +/-
Total Completions | 96% |  |  |  | $237M | 94% | 8% +/-

(a)
Estimated Initial Rent Commencement represents the estimated date that the anchor or first tenants at each project will rent commence.
(b)
Estimated Stabilization Year represents the estimated year that the project will reach the stated stabilized yield on an annualized basis.
(c)
Represents Regency's pro-rata share of net project costs.
(d)
A stabilized yield for a redevelopment property represents the incremental NOI (estimated stabilized NOI less NOI prior to project commencement) divided by the total project costs.

(1)
Scope, economics and timing of development and redevelopment projects can change materially from estimates provided.
(2)
Ground-up development or redevelopment that is excluded from the Same Property NOI pool.
(3)
Estimated costs represent Regency's pro-rata share: Baybrook East (50%); Sienna Grande Shops (75%); Jordan Ranch Market (50%); Bloom on Third (35%); and Glenwood Green (70%)
(4)
GLA and % Leased represents: Westbard Square – Phase 1 only; Bloom on Third – fully redeveloped center (existing center is 73k SF and 100% leased)
(5)
Estimated costs are net of expected land sale proceeds of approximately $50m.

Note: Regency’s Estimate of Net GAAP Project Costs, after additional interest and overhead capitalization, is $545M for Ground-up Developments and Redevelopments In-Process. Percent of costs incurred is 41% for Ground-up Developments and Redevelopments In-Process.

Supplemental Information 18

L easing Statistics

December 31, 2024

(Retail Operating Properties Only)

Leasing Statistics - Comparable |  |  |  |  |
Total | Leasing Transactions | GLA (in 000s) | New Base Rent/Sq. Ft | Rent Spread % (Cash) | Rent Spread % (Straight-lined) | Weighted Avg. Lease Term | Tenant Allowance & Landlord Work /Sq. Ft.
4th Quarter 2024 | 426 | 2,298 | $27.49 | 10.8% | 20.2% | 6.1 | $9.28
3rd Quarter 2024 | 404 | 1,802 | 24.86 | 9.3% | 20.7% | 6.3 | 7.33
2nd Quarter 2024 | 443 | 2,221 | 26.92 | 9.2% | 18.2% | 5.6 | 7.11
1st Quarter 2024 | 389 | 1,811 | 28.49 | 8.5% | 17.4% | 6.0 | 8.53
Total - 12 months | 1,662 | 8,133 | $26.99 | 9.5% | 19.0% | 6.0 | $8.08
New Leases | Leasing Transactions | GLA (in 000s) | New Base Rent/Sq. Ft | Rent Spread % (Cash) | Rent Spread % (Straight-lined) | Weighted Avg. Lease Term | Tenant Allowance & Landlord Work /Sq. Ft.
4th Quarter 2024 | 101 | 328 | $34.40 | 15.9% | 31.4% | 9.0 | $58.79
3rd Quarter 2024 | 98 | 249 | 32.25 | 10.8% | 26.3% | 8.7 | 49.39
2nd Quarter 2024 | 105 | 261 | 37.98 | 12.4% | 27.9% | 8.5 | 53.67
1st Quarter 2024 | 96 | 274 | 33.54 | 11.7% | 23.0% | 8.5 | 48.51
Total - 12 months | 400 | 1,113 | $34.58 | 12.8% | 27.2% | 8.7 | $52.75
Renewals | Leasing Transactions | GLA (in 000s) | New Base Rent/Sq. Ft | Rent Spread % (Cash) | Rent Spread % (Straight-lined) | Weighted Avg. Lease Term | Tenant Allowance & Landlord Work /Sq. Ft.
4th Quarter 2024 | 325 | 1,969 | $26.37 | 9.8% | 17.9% | 5.6 | $1.29
3rd Quarter 2024 | 306 | 1,553 | 23.69 | 9.0% | 19.5% | 5.9 | 0.63
2nd Quarter 2024 | 338 | 1,960 | 25.36 | 8.6% | 16.2% | 5.2 | 0.56
1st Quarter 2024 | 293 | 1,537 | 27.58 | 7.8% | 16.2% | 5.5 | 1.34
Total - 12 months | 1,262 | 7,019 | $25.78 | 8.8% | 17.3% | 5.5 | $0.95
Leasing Statistics - Comparable and Non-comparable |  |  |  |
Total | Leasing Transactions | GLA (in 000s) | New Base Rent/Sq. Ft |  |  | Weighted Avg. Lease Term | Tenant Allowance & Landlord Work /Sq. Ft.
4th Quarter 2024 | 511 | 2,673 | $27.41 |  |  | 6.4 | $16.02
3rd Quarter 2024 | 498 | 2,274 | 25.02 |  |  | 6.5 | 14.16
2nd Quarter 2024 | 512 | 2,435 | 27.28 |  |  | 5.7 | 10.15
1st Quarter 2024 | 452 | 2,041 | 28.27 |  |  | 6.9 | 13.34
Total - 12 months | 1,973 | 9,423 | $27.00 |  |  | 6.4 | $13.46

Notes:

•
Represents Regency's consolidated and pro-rata share of real estate partnerships. Number of leasing transactions and GLA leased reported at 100%; All other statistics reported at pro-rata share.
•
All amounts reported at execution.
•
Rent Spreads are calculated on a comparable-space, cash basis for new and renewal leases executed and include all leasing transactions, including spaces vacant > 12 months.
•
Rent Spreads % (Cash) represent the percentage change between the initial 12 months of rent of the executed lease and the rent over the last 12 months of the prior lease.
•
Rent Spreads % (Straight-lined) represent the percentage change between the average rent over the duration of the executed lease and the average rent over the duration of the prior lease.
•
Tenant Allowance & Landlord Work includes costs for landlord work required to return space to a baseline condition, as well as tenant allowances and improvements as it relates to a specific lease.

Supplemental Information 19

New Lease Net Effective Rent and Leases Signed Not Yet Commenced

December 31, 2024

(Retail Operating Properties Only)

New Lease Net Effective Rent (1) |  |  |  |  |  |  |  |
|  | Trailing Twelve Months |  | Three Months Ended
|  | 12/31/2024 |  | 12/31/2024 |  | 9/30/2024 |  | 6/30/2024 |  | 3/31/2024 |  | 12/31/2023
New Leases weighted avg. over lease term: |  |  |  |  |  |  |  |  |  |  |  |
Base rent |  | $35.20 |  | $35.68 |  | $32.23 |  | $41.26 |  | $33.07 |  | $32.55
Tenant allowance and landlord work (2) |  | (6.15) |  | (6.68) |  | (5.91) |  | (6.78) |  | (5.34) |  | (4.44)
Third party leasing commissions |  | (1.13) |  | (1.22) |  | (1.06) |  | (1.21) |  | (1.03) |  | (1.06)
Net Effective Rent |  | $27.92 |  | $27.79 |  | $25.26 |  | $33.27 |  | $26.70 |  | $27.06
Net effective rent/base rent |  | 79% |  | 78% |  | 78% |  | 81% |  | 81% |  | 83%
Weighted avg. lease term (years) |  | 9.8 |  | 9.4 |  | 9.3 |  | 9.0 |  | 11.3 |  | 10.9
Percent of New Leases by Anchor & Shop |  |  |  |  |  |  |  |  |  |  |  |
≥ 10,000 SF |  | 34% |  | 35% |  | 40% |  | 22% |  | 39% |  | 51%
< 10,000 SF |  | 66% |  | 65% |  | 60% |  | 78% |  | 61% |  | 49%
Leases Signed Not Yet Commenced (3) |  |  |  |
As of 12/31/2024: |  | Leases |  | GLA (in 000s) |  | Annual ABR ($ in 000s) |  | Annual ABR ($ PSF) |  |  |  |
≥ 10,000 SF |  | 33 |  | 832 |  | $18,625 |  | $23.75 |  |  |  |
< 10,000 SF |  | 283 |  | 759 |  | 25,646 |  | 39.28 |  |  |  |
Total |  | 316 |  | 1,591 |  | $44,270 |  | $30.81 |  |  |  |

(1)
Includes comparable and non-comparable leasing transactions.
(2)
Tenant Allowance & Landlord Work includes costs for landlord work required to return space to a baseline condition, as well as tenant allowances and improvements as it relates to a specific lease.
(3)
Only represents leases on spaces that are currently vacant.

Note: Represents Regency's wholly owned and pro-rata share of real estate partnerships, except GLA which is shown at 100%.

Supplemental Information 20

A n nual Base Rent by State

December 31, 2024

(in thousands)

State |  | Number of Properties | GLA | % Leased(1) | ABR | ABR/Sq. Ft. | % of Number of Properties | % of GLA | % of ABR
California |  | 72 | 9,248 | 96.2% | $274,360 | $30.71 | 14.9% | 18.9% | 23.1%
Florida |  | 92 | 10,782 | 96.5% | 224,715 | 21.56 | 19.1% | 22.1% | 18.9%
New York |  | 47 | 3,656 | 93.5% | 105,422 | 29.89 | 9.8% | 7.5% | 8.9%
Connecticut |  | 44 | 3,999 | 94.2% | 103,041 | 27.38 | 9.1% | 8.2% | 8.7%
Texas |  | 33 | 3,846 | 96.8% | 79,595 | 21.37 | 6.8% | 7.9% | 6.7%
Georgia |  | 22 | 2,125 | 97.3% | 52,164 | 24.94 | 4.6% | 4.4% | 4.4%
Virginia |  | 20 | 1,647 | 96.9% | 48,729 | 30.49 | 4.1% | 3.4% | 4.1%
New Jersey |  | 21 | 1,699 | 96.6% | 39,738 | 25.19 | 4.4% | 3.5% | 3.3%
North Carolina |  | 17 | 1,610 | 98.5% | 36,808 | 23.28 | 3.5% | 3.3% | 3.1%
Washington |  | 17 | 1,267 | 96.5% | 35,624 | 29.11 | 3.5% | 2.6% | 3.0%
Illinois |  | 11 | 1,355 | 97.4% | 29,059 | 22.28 | 2.3% | 2.8% | 2.4%
Massachusetts |  | 8 | 898 | 95.8% | 27,568 | 31.39 | 1.7% | 1.8% | 2.3%
Colorado |  | 19 | 1,408 | 97.7% | 24,233 | 17.50 | 3.9% | 2.9% | 2.0%
Pennsylvania |  | 10 | 713 | 97.3% | 19,329 | 27.57 | 2.1% | 1.5% | 1.6%
Maryland |  | 11 | 622 | 95.4% | 18,279 | 30.66 | 2.3% | 1.3% | 1.5%
Ohio |  | 8 | 1,224 | 97.4% | 16,704 | 13.82 | 1.7% | 2.5% | 1.4%
Oregon |  | 8 | 778 | 98.7% | 16,494 | 22.07 | 1.7% | 1.6% | 1.4%
Minnesota |  | 5 | 390 | 89.9% | 7,346 | 20.99 | 1.0% | 0.8% | 0.6%
Indiana |  | 3 | 345 | 98.6% | 6,292 | 18.52 | 0.6% | 0.7% | 0.5%
Tennessee |  | 3 | 314 | 100.0% | 5,700 | 17.93 | 0.6% | 0.6% | 0.5%
Delaware |  | 2 | 255 | 96.8% | 4,525 | 18.46 | 0.4% | 0.5% | 0.4%
Missouri |  | 4 | 408 | 98.9% | 4,487 | 11.11 | 0.8% | 0.8% | 0.4%
South Carolina |  | 2 | 83 | 100.0% | 2,245 | 27.07 | 0.4% | 0.2% | 0.2%
Rhode Island |  | 1 | 111 | 100.0% | 2,157 | 20.00 | 0.2% | 0.2% | 0.2%
Washington, D.C. |  | 2 | 30 | 97.0% | 1,613 | 54.55 | 0.4% | 0.1% | 0.1%
Total All Properties |  | 482 | 48,814 | 96.3% | $1,186,227 | $25.16 | 100% | 100% | 100%

Note: Represents Regency's consolidated and pro-rata share of real estate partnerships.

(1)
Includes Properties in Development and leases that are executed but have not commenced.

Supplemental Information 21

A n nual Base Rent by CBSA

December 31, 2024

(in thousands)

Largest CBSAs by Population(1) |  | Number of Properties | GLA | % Leased(2) | ABR | ABR/Sq. Ft. | % of Number of Properties | % of GLA | % of ABR
1) New York-Newark-Jersey City |  | 65 | 4,975 | 94.4% | $140,104 | $29.84 | 13.5% | 10.2% | 11.8%
2) Los Angeles-Long Beach-Anaheim |  | 25 | 2,544 | 97.8% | $79,068 | $31.79 | 5.2% | 5.2% | 6.7%
3) Chicago-Naperville-Elgin |  | 12 | 1,645 | 96.6% | $34,208 | $21.54 | 2.5% | 3.4% | 2.9%
4) Dallas-Fort Worth-Arlington |  | 11 | 913 | 98.6% | $20,931 | $23.24 | 2.3% | 1.9% | 1.8%
5) Houston-Woodlands-Sugar Land |  | 16 | 2,028 | 96.0% | $39,359 | $20.22 | 3.3% | 4.2% | 3.3%
6) Washington-Arlington-Alexandri |  | 26 | 1,833 | 97.1% | $56,423 | $31.69 | 5.4% | 3.8% | 4.8%
7) Atlanta-SandySprings-Alpharett |  | 22 | 2,125 | 97.3% | $52,164 | $25.22 | 4.6% | 4.4% | 4.4%
8) Philadelphia-Camden-Wilmington |  | 10 | 1,166 | 96.4% | $24,558 | $21.85 | 2.1% | 2.4% | 2.1%
9) Miami-Ft Lauderdale-Pompano Beach |  | 40 | 5,170 | 95.0% | $119,474 | $24.32 | 8.3% | 10.6% | 10.1%
10) Phoenix-Mesa-Chandler |  | - | - | - | - | - | - | - | -
11) Boston-Cambridge-Newton |  | 8 | 910 | 97.2% | $26,610 | $30.08 | 1.7% | 1.9% | 2.2%
12) San Francisco-Oakland-Berkeley |  | 19 | 3,414 | 94.8% | $100,563 | $31.06 | 3.9% | 7.0% | 8.5%
13) Riverside-San Bernardino-Ontario |  | 1 | 99 | 100.0% | $3,255 | $32.96 | 0.2% | 0.2% | 0.3%
14) Detroit-Warren-Dearborn |  | - | - | - | - | - | - | - | -
15) Seattle-Tacoma-Bellevue |  | 17 | 1,267 | 96.5% | $35,624 | $29.14 | 3.5% | 2.6% | 3.0%
16) Minneapolis-St. Paul-Bloomington |  | 5 | 390 | 89.9% | $7,346 | $20.97 | 1.0% | 0.8% | 0.6%
17) San Diego-Chula Vista-Carlsbad |  | 10 | 1,370 | 98.1% | $43,587 | $32.43 | 2.1% | 2.8% | 3.7%
18) Tampa-St Petersburg-Clearwater |  | 9 | 1,296 | 99.5% | $27,554 | $21.37 | 1.9% | 2.7% | 2.3%
19) Denver-Aurora-Lakewood |  | 11 | 940 | 97.6% | $15,964 | $17.39 | 2.3% | 1.9% | 1.3%
20) Baltimore-Columbia-Towson |  | 4 | 267 | 97.3% | $7,395 | $28.49 | 0.8% | 0.5% | 0.6%
21) Orlando-Kissimmee-Sanford |  | 7 | 834 | 95.8% | $16,647 | $20.84 | 1.5% | 1.7% | 1.4%
22) St. Louis |  | 4 | 408 | 98.9% | $4,487 | $11.11 | 0.8% | 0.8% | 0.4%
23) Charlotte-Concord-Gastonia |  | 4 | 609 | 98.7% | $15,358 | $25.57 | 0.8% | 1.2% | 1.3%
24) San Antonio-New Braunfels |  | - | - | - | - | - | - | - | -
25) Portland-Vancouver-Hillsboro |  | 5 | 436 | 94.0% | $9,508 | $23.23 | 1.0% | 0.9% | 0.8%
26) Austin-Round Rock-Georgetown |  | 6 | 905 | 96.9% | $19,305 | $22.02 | 1.2% | 1.9% | 1.6%
27) Sacramento-Roseville-Folsom |  | 4 | 318 | 93.9% | $7,223 | $24.20 | 0.8% | 0.7% | 0.6%
28) Pittsburgh |  | - | - | - | - | - | - | - | -
29) Las Vegas-Henderson-Paradise |  | - | - | - | - | - | - | - | -
30) Cincinnati |  | 5 | 899 | 98.2% | $12,623 | $14.30 | 1.0% | 1.8% | 1.1%
31) Kansas City |  | - | - | - | - | - | - | - | -
32) Indianapolis-Carmel-Anderson |  | 2 | 56 | 91.6% | $1,143 | $22.47 | 0.4% | 0.1% | 0.1%
33) Nashville-Davidson-Murfreesboro-Franklin |  | 3 | 314 | 100.0% | $5,700 | $18.13 | 0.6% | 0.6% | 0.5%
34) Cleveland-Elyria |  | - | - | - | - | - | - | - | -
35) San Jose-Sunnyvale-Santa Clara |  | 6 | 645 | 95.8% | $20,560 | $33.28 | 1.2% | 1.3% | 1.7%
36) Virginia Beach-Norfolk-Newport News |  | - | - | - | - | - | - | - | -
37) Jacksonville |  | 20 | 1,926 | 99.4% | $34,750 | $18.14 | 4.1% | 3.9% | 2.9%
38) Providence-Warwick |  | - | - | - | - | - | - | - | -
39) Milwaukee-Waukesha |  | - | - | - | - | - | - | - | -
40) Raleigh-Cary |  | 9 | 703 | 98.9% | $16,114 | $23.17 | 1.9% | 1.4% | 1.4%
41) Oklahoma City |  | - | - | - | - | - | - | - | -
42) Memphis |  | - | - | - | - | - | - | - | -
43) Salt Lake City |  | - | - | - | - | - | - | - | -
44) Louisville/Jefferson County |  | - | - | - | - | - | - | - | -
45) New Orleans-Metairie |  | - | - | - | - | - | - | - | -
46) Hartford-E Hartford-Middletown |  | 2 | 302 | 96.9% | $6,084 | $20.83 | 0.4% | 0.6% | 0.5%
47) Buffalo-Cheektowaga |  | - | - | - | - | - | - | - | -
48) Birmingham-Hoover |  | - | - | - | - | - | - | - | -
49) Grand Rapids-Kentwood |  | - | - | - | - | - | - | - | -
50) Tucson |  | - | - | - | - | - | - | - | -
Top 50 CBSAs by Population |  | 388 | 40,707 | 96.5% | $1,003,689 | $25.43 | 80.5% | 83.4% | 84.6%
CBSAs Ranked 51 - 75 by Population |  | 54 | 4,503 | 94.7% | $122,273 | $28.66 | 11.2% | 9.2% | 10.3%
CBSAs Ranked 76 - 100 by Population |  | 18 | 1,563 | 96.4% | $26,249 | $18.18 | 3.7% | 3.2% | 2.2%
Other CBSAs |  | 22 | 2,041 | 96.3% | $34,017 | $17.32 | 4.6% | 4.2% | 2.9%
Total All Properties |  | 482 | 48,814 | 96.3% | $1,186,227 | $25.16 | 100.0% | 100.0% | 100.0%

Note: Represents Regency's consolidated and pro-rata share of real estate partnerships

(1)
Population Data Source: ESRI
(2)
Includes Properties in Development and leases that are executed but have not commenced.

Supplemental Information 22

A nnual Base Rent By Tenant Category

December 31, 2024

Tenant Category Exposure |  | % of ABR(1)
Grocery |  | 20%
Restaurant - Quick Service/Fast Casual |  | 13%
Personal Services |  | 7%
Medical |  | 7%
Restaurant - Full Service |  | 6%
Apparel/Accessories |  | 5%
Fitness |  | 5%
Off-Price |  | 5%
Banks |  | 4%
Business Services |  | 4%
Hobby/Sports |  | 4%
Pet |  | 3%
Pharmacy |  | 3%
Home |  | 3%
Other |  | 3%
Office/Communications |  | 2%
Home Improvement/Auto |  | 2%
Liquor/Wine/Beer |  | 2%
Beauty/Cosmetics |  | 1%
Entertainment |  | 1%
Anchor/Shop Exposure(2) |  | % of ABR
Shop |  | 57%
Anchor |  | 43%

(1)
Represents Regency's consolidated and pro-rata share of real estate partnerships; includes properties in development, excludes leases that are executed but have not rent commenced.
(2)
Shop tenants defined as <10K SF, Anchor tenants defined as >10K SF.

Supplemental Information 23

S ignificant Tenant Rents

(Includes Tenants ≥ 0.5% of ABR)

December 31, 2024

(in thousands)

# | Tenant | Tenant GLA |  | % of Company-Owned GLA |  | Total Annualized Base Rent |  | % of Total Annualized Base Rent | Total # of Leased Stores
1 | Publix | 2,925 |  | 6.0% |  | $34,154 |  | 2.9% | 67
2 | Albertsons Companies, Inc.(1) | 2,112 |  | 4.3% |  | 33,169 |  | 2.8% | 52
3 | TJX Companies, Inc.(2) | 1,760 |  | 3.6% |  | 32,405 |  | 2.7% | 74
4 | Amazon/Whole Foods | 1,296 |  | 2.7% |  | 31,102 |  | 2.6% | 39
5 | Kroger Co.(3) | 2,933 |  | 6.0% |  | 30,658 |  | 2.6% | 52
6 | Ahold Delhaize(4) | 924 |  | 1.9% |  | 22,920 |  | 1.9% | 20
7 | CVS | 762 |  | 1.6% |  | 20,507 |  | 1.7% | 63
8 | L.A. Fitness Sports Club | 516 |  | 1.1% |  | 11,242 |  | 0.9% | 14
9 | Trader Joe's | 311 |  | 0.6% |  | 11,194 |  | 0.9% | 30
10 | JPMorgan Chase Bank | 179 |  | 0.4% |  | 11,109 |  | 0.9% | 58
11 | Nordstrom(5) | 366 |  | 0.7% |  | 10,080 |  | 0.8% | 11
12 | Starbucks | 151 |  | 0.3% |  | 9,531 |  | 0.8% | 96
13 | H.E. Butt Grocery Company(6) | 656 |  | 1.3% |  | 9,400 |  | 0.8% | 8
14 | Ross Dress For Less | 534 |  | 1.1% |  | 9,374 |  | 0.8% | 24
15 | Gap, Inc.(7) | 277 |  | 0.6% |  | 8,984 |  | 0.8% | 23
16 | Bank of America | 149 |  | 0.3% |  | 8,487 |  | 0.7% | 40
17 | Target | 771 |  | 1.6% |  | 8,485 |  | 0.7% | 7
18 | Wells Fargo Bank | 138 |  | 0.3% |  | 7,937 |  | 0.7% | 46
19 | Petco Health & Wellness Company, Inc.(8) | 303 |  | 0.6% |  | 7,426 |  | 0.6% | 29
20 | JAB Holding Company(9) | 170 |  | 0.3% |  | 7,080 |  | 0.6% | 59
21 | Walgreens Boots Alliance(10) | 266 |  | 0.5% |  | 6,961 |  | 0.6% | 24
22 | Kohl's | 526 |  | 1.1% |  | 6,381 |  | 0.5% | 7
23 | Xponential Fitness(11) | 153 |  | 0.3% |  | 6,066 |  | 0.5% | 92
24 | Ulta | 199 |  | 0.4% |  | 6,046 |  | 0.5% | 23
25 | Five Below | 182 |  | 0.4% |  | 5,470 |  | 0.5% | 23
26 | Walmart | 677 |  | 1.4% |  | 5,371 |  | 0.5% | 7
| Top Tenants | 19,236 |  | 39.4% |  | $361,539 |  | 30.5% | 988

(1)
Safeway 21 / VONS 8 / Acme 7 / Albertson's 4 / Shaw's 3 / Tom Thumb 3 / Randalls 2 / Star Market 1 / Pavilions 1 / King's Food Market 1 / Jewel-Osco 1
(2)
TJ Maxx 27 / Marshalls 24 / Homegoods 20 / Homesense 2 / Sierra Trading Post 1
(3)
Kroger 19 / King Soopers 11 / Ralphs 9 / Harris Teeter 8 / Mariano's Fresh Market 3 / Quality Food Centers 2
(4)
Stop & Shop 10 / Giant 9 / Food Lion 1
(5)
Nordstrom Rack 11
(6)
H.E.B. 7 / Central Market 1
(7)
Old Navy 13 / Athleta 4 / The Gap 4 / Banana Republic 2
(8)
Petco 25 / Unleashed by Petco 4
(9)
Panera 29 / Peet's' Coffee & Tea 11 / Einstein Bros Bagels 10 / Bruegger's Bagel 3 / Krispy Kreme 3 / Noah's NY Bagels 3
(10)
Walgreens 23 / Duane Reade 1
(11)
Club Pilates 42 / Pure Barre 14 / Stretchlab 12 / Yoga Six 10 / Row House 6 / Cyclebar 5 / BFT 2 / AKT 1

Note: Represents Regency's consolidated and pro-rata share of real estate partnerships, includes properties in development and leases that are executed but have not rent commenced. Amounts may not foot due to rounding.

Supplemental Information 24

T enant Lease Expirations

December 31, 2024

(GLA in thousands)

|  | Anchor Tenants (1) |  |
Year |  | GLA |  | Percent of GLA |  | Percent of Total ABR(3) |  | ABR
MTM(4) |  | 41 |  | 0.1% |  | 0.0% |  | $7.31
2025 |  | 1,354 |  | 2.9% |  | 1.5% |  | 12.85
2026 |  | 2,811 |  | 6.1% |  | 3.6% |  | 14.89
2027 |  | 3,697 |  | 8.0% |  | 5.6% |  | 17.54
2028 |  | 3,601 |  | 7.8% |  | 5.6% |  | 17.82
2029 |  | 4,395 |  | 9.6% |  | 6.0% |  | 15.66
2030 |  | 3,036 |  | 6.6% |  | 4.9% |  | 18.47
2031 |  | 1,300 |  | 2.8% |  | 2.2% |  | 19.85
2032 |  | 1,006 |  | 2.2% |  | 1.6% |  | 18.11
2033 |  | 1,147 |  | 2.5% |  | 2.0% |  | 19.97
2034 |  | 994 |  | 2.2% |  | 1.6% |  | 18.20
10 Year Total |  | 23,384 |  | 50.9% |  | 34.6% |  | $17.04
Thereafter |  | 5,177 |  | 11.3% |  | 7.8% |  | 17.36
|  | 28,561 |  | 62.1% |  | 42.4% |  | $17.10

|  | Shop Tenants (2) |  |
Year |  | GLA |  | Percent of GLA |  | Percent of Total ABR(3) |  | ABR
MTM(4) |  | 204 |  | 0.4% |  | 0.5% |  | $30.85
2025 |  | 1,846 |  | 4.0% |  | 5.8% |  | 36.07
2026 |  | 2,306 |  | 5.0% |  | 7.4% |  | 37.16
2027 |  | 2,483 |  | 5.4% |  | 8.1% |  | 37.46
2028 |  | 2,339 |  | 5.1% |  | 8.0% |  | 39.21
2029 |  | 2,217 |  | 4.8% |  | 7.5% |  | 39.08
2030 |  | 1,353 |  | 2.9% |  | 4.5% |  | 38.64
2031 |  | 1,043 |  | 2.3% |  | 3.2% |  | 34.90
2032 |  | 1,001 |  | 2.2% |  | 3.5% |  | 40.44
2033 |  | 947 |  | 2.1% |  | 3.3% |  | 39.88
2034 |  | 793 |  | 1.7% |  | 2.9% |  | 42.00
10 Year Total |  | 16,530 |  | 36.0% |  | 54.8% |  | $38.12
Thereafter |  | 864 |  | 1.9% |  | 2.8% |  | 37.42
|  | 17,394 |  | 37.9% |  | 57.6% |  | $38.08

|  |  |  | All Tenants |  |  |  |
Year |  | GLA |  | Percent of GLA |  | Percent of Total ABR(3) |  | ABR
MTM(4) |  | 246 |  | 0.5% |  | 0.6% |  | $26.90
2025 |  | 3,200 |  | 7.0% |  | 7.3% |  | 26.24
2026 |  | 5,117 |  | 11.1% |  | 11.1% |  | 24.93
2027 |  | 6,180 |  | 13.4% |  | 13.7% |  | 25.54
2028 |  | 5,940 |  | 12.9% |  | 13.5% |  | 26.25
2029 |  | 6,612 |  | 14.4% |  | 13.5% |  | 23.51
2030 |  | 4,389 |  | 9.5% |  | 9.4% |  | 24.69
2031 |  | 2,344 |  | 5.1% |  | 5.4% |  | 26.55
2032 |  | 2,007 |  | 4.4% |  | 5.1% |  | 29.24
2033 |  | 2,093 |  | 4.6% |  | 5.3% |  | 28.97
2034 |  | 1,787 |  | 3.9% |  | 4.5% |  | 28.75
10 Year Total |  | 39,914 |  | 86.9% |  | 89.4% |  | $25.77
Thereafter |  | 6,040 |  | 13.1% |  | 10.6% |  | 20.23
|  | 45,955 |  | 100% |  | 100% |  | $25.04

Notes: Reflects commenced leases only. Does not account for contractual rent steps and assumes that no tenants exercise renewal options. Amounts may not foot due to rounding.

(1)
Anchor tenants represent any tenant occupying at least 10,000 square feet.
(2)
Shop tenants represent any tenant occupying less than 10,000 square feet.
(3)
Total Annual Base Rent ("ABR") excludes additional rent such as percentage rent, common area maintenance, real estate taxes, and insurance reimbursements. Represents Regency's consolidated and pro-rata share of real estate partnerships.
(4)
Month to month lease or in process of renewal.

Supplemental Information 25

Portfolio Summary Report By State

December 31, 2024

(GLA in thousands)

|  |  |  |  |  | JVs at 100% | REG's pro-rata share | REG's pro-rata share | REG's pro-rata share |  |  |  |
Property Name | JV | REG % | State | CBSA | GLA | GLA | % Leased | % Leased - Retail Operating Properties | Retailer- Owned GLA | Grocery Anchor GLA | Major Tenants (1) | Avg. Base Rent PSF
| 200 Potrero |  |  | CA | San Francisco-Oakland-Berkeley | 30 | 30 | 100.0% |  |  |  | Gizmo Art Production, INC. | $12.27
| 4S Commons Town Center | M | 93% | CA | San Diego-Chula Vista-Carlsbad | 252 | 252 | 100.0% |  |  | 68 | Restoration Hardware Outlet, Ace Hardware, Cost Plus World Market, CVS, Jimbo's…Naturally!, Ralphs, ULTA | $35.25
| Amerige Heights Town Center |  |  | CA | Los Angeles-Long Beach-Anaheim | 97 | 97 | 96.0% |  | 143 | 58 | Albertsons, (Target) | $32.58
| Balboa Mesa Shopping Center |  |  | CA | San Diego-Chula Vista-Carlsbad | 207 | 207 | 100.0% |  |  | 42 | CVS, Kohl's, Von's | $30.86
| Bayhill Shopping Center | GRI | 40% | CA | San Francisco-Oakland-Berkeley | 122 | 49 | 98.9% |  |  | 32 | CVS, Mollie Stone's Market | $29.14
| Bloom on Third | O | 35% | CA | Los Angeles-Long Beach-Anaheim | 73 | 26 | 100.0% |  |  | 41 | Whole Foods, CVS, Citibank | $60.42
| Blossom Valley |  |  | CA | San Jose-Sunnyvale-Santa Clara | 93 | 93 | 87.4% |  |  | 34 | Safeway | $29.28
| Brea Marketplace | GRI | 40% | CA | Los Angeles-Long Beach-Anaheim | 352 | 141 | 97.8% |  |  | 25 | 24 Hour Fitness, Big 5 Sporting Goods, Childtime Childcare, Old Navy, Sprout's, Target, Smart Parke | $21.15
| Circle Center West |  |  | CA | Los Angeles-Long Beach-Anaheim | 63 | 63 | 100.0% |  |  |  | Marshalls | $40.17
| Circle Marina Center |  |  | CA | Los Angeles-Long Beach-Anaheim | 112 | 112 | 90.1% |  |  |  | Sprouts, Big 5 Sporting Goods, Centinela Feed & Pet Supplies | $37.88
| Clayton Valley Shopping Center |  |  | CA | San Francisco-Oakland-Berkeley | 260 | 260 | 91.5% |  |  | 14 | Grocery Outlet, Central, CVS, Dollar Tree, Ross Dress For Less | $23.82
| Corral Hollow |  |  | CA | Stockton | 153 | 153 | 100.0% |  |  | 66 | Safeway, CVS, Crunch Fitness | $19.21
| Culver Center |  |  | CA | Los Angeles-Long Beach-Anaheim | 217 | 217 | 94.2% |  |  | 37 | Ralphs, Best Buy, LA Fitness, Sit N' Sleep | $33.71
| Diablo Plaza |  |  | CA | San Francisco-Oakland-Berkeley | 63 | 63 | 98.3% |  | 53 | 53 | Bevmo!, (Safeway), (CVS) | $43.48
| El Camino Shopping Center |  |  | CA | Los Angeles-Long Beach-Anaheim | 136 | 136 | 98.8% |  |  | 31 | Bristol Farms, CVS | $43.75
| El Cerrito Plaza |  |  | CA | San Francisco-Oakland-Berkeley | 256 | 256 | 95.1% |  |  | 78 | Barnes & Noble, Jo-Ann Fabrics, PETCO, Ross Dress For Less, Trader Joe's, Marshalls, (CVS) | $29.76
| El Norte Pkwy Plaza |  |  | CA | San Diego-Chula Vista-Carlsbad | 91 | 91 | 97.3% |  |  | 42 | Von's, Children's Paradise, ACE Hardware | $20.91
| Encina Grande |  |  | CA | San Francisco-Oakland-Berkeley | 106 | 106 | 100.0% |  |  | 38 | Whole Foods, Walgreens | $36.85
| Five Points Shopping Center | GRI | 40% | CA | Santa Maria-Santa Barbara | 145 | 58 | 97.6% |  |  | 35 | Smart & Final, CVS, Ross Dress for Less, Big 5 Sporting Goods, PETCO | $32.77
| French Valley Village Center |  |  | CA | Rvrside-San Bernardino-Ontario | 99 | 99 | 100.0% |  |  | 44 | Stater Bros, CVS | $28.72
| Friars Mission Center |  |  | CA | San Diego-Chula Vista-Carlsbad | 147 | 147 | 100.0% |  |  | 55 | Ralphs, CVS | $41.16
| Gelson's Westlake Market Plaza |  |  | CA | Oxnard-Thousand Oaks-Ventura | 85 | 85 | 97.5% |  |  | 40 | Gelson's Markets, John of Italy Salon & Spa | $32.91
| Golden Hills Plaza |  |  | CA | San Luis Obispo-Paso Robles | 244 | 244 | 87.8% |  |  |  | Lowe's, TJ Maxx | $7.31
| Granada Village | GRI | 40% | CA | Los Angeles-Long Beach-Anaheim | 226 | 91 | 99.1% |  |  | 24 | Sprout's Markets, Rite Aid, PETCO, Homegoods, Burlington, TJ Maxx | $28.82
| Hasley Canyon Village |  |  | CA | Los Angeles-Long Beach-Anaheim | 70 | 70 | 93.0% |  |  | 52 | Ralphs | $25.74
| Heritage Plaza |  |  | CA | Los Angeles-Long Beach-Anaheim | 230 | 230 | 99.8% |  |  | 44 | Ralphs, CVS, Daiso, Mitsuwa Marketplace, Big 5 Sporting Goods | $45.09
| Laguna Niguel Plaza | GRI | 40% | CA | Los Angeles-Long Beach-Anaheim | 42 | 17 | 100.0% |  | 39 | 39 | CVS,(Albertsons) | $33.32
| Mariposa Shopping Center | GRI | 40% | CA | San Jose-Sunnyvale-Santa Clara | 127 | 51 | 97.4% |  |  | 43 | Safeway, CVS, Ross Dress for Less | $23.75
| Morningside Plaza |  |  | CA | Los Angeles-Long Beach-Anaheim | 91 | 91 | 100.0% |  |  | 43 | Stater Bros. | $26.63
| Navajo Shopping Center | GRI | 40% | CA | San Diego-Chula Vista-Carlsbad | 102 | 41 | 96.4% |  |  | 44 | Albertsons, O'Reilly Auto Parts, Dollar Tree | $17.81
| Newland Center |  |  | CA | Los Angeles-Long Beach-Anaheim | 152 | 152 | 100.0% |  |  | 58 | Albertsons | $33.00
(2) | Nohl Plaza |  |  | CA | Los Angeles-Long Beach-Anaheim | 104 | 104 | 91.9% |  |  | 51 | Vons | $16.96
| Oakbrook Plaza |  |  | CA | Oxnard-Thousand Oaks-Ventura | 83 | 83 | 91.3% |  |  | 44 | Gelson's Markets, (CVS), (Ace Hardware) | $21.83
(2) | Oakley Shops at Laurel Fields |  |  | CA | San Francisco-Oakland-Berkeley | 78 | 78 | 80.5% |  |  | 56 | Safeway | $29.02
| Oakshade Town Center |  |  | CA | Sacramento-Roseville-Folsom | 104 | 104 | 81.4% |  |  | 40 | Safeway, Sierra | $21.61
| Persimmon Place |  |  | CA | San Francisco-Oakland-Berkeley | 153 | 153 | 97.5% |  |  | 40 | Whole Foods, Nordstrom Rack, Homegoods | $38.02
| Plaza Escuela |  |  | CA | San Francisco-Oakland-Berkeley | 154 | 154 | 92.5% |  |  |  | The Container Store, Trufusion, Talbots, The Cheesecake Factory, Barnes & Noble | $43.89
| Plaza Hermosa |  |  | CA | Los Angeles-Long Beach-Anaheim | 95 | 95 | 100.0% |  |  | 37 | Von's, CVS | $32.49
| Pleasant Hill Shopping Center | GRI | 40% | CA | San Francisco-Oakland-Berkeley | 227 | 91 | 100.0% |  |  |  | Target, Burlington, Ross Dress for Less, Homegoods | $24.93
| Point Loma Plaza | GRI | 40% | CA | San Diego-Chula Vista-Carlsbad | 205 | 82 | 98.6% |  |  | 50 | Von's, Jo-Ann Fabrics, Marshalls, UFC Gym | $23.08
| Potrero Center |  |  | CA | San Francisco-Oakland-Berkeley | 227 | 227 | 70.9% |  |  | 60 | Safeway, 24 Hour Fitness, Ross Dress for Less, Petco | $34.88
| Powell Street Plaza |  |  | CA | San Francisco-Oakland-Berkeley | 166 | 166 | 98.1% |  |  | 10 | Trader Joe's, Bevmo!, Ross Dress For Less, Marshalls, Old Navy | $37.19
| Prairie City Crossing |  |  | CA | Sacramento-Roseville-Folsom | 90 | 90 | 100.0% |  |  | 55 | Safeway | $23.12
| Raley's Supermarket | C | 20% | CA | Sacramento-Roseville-Folsom | 63 | 13 | 100.0% |  |  | 63 | Raley's | $15.68
| Ralphs Circle Center |  |  | CA | Los Angeles-Long Beach-Anaheim | 60 | 60 | 98.5% |  |  | 35 | Ralphs | $21.38
| Rancho San Diego Village | GRI | 40% | CA | San Diego-Chula Vista-Carlsbad | 153 | 61 | 95.4% |  |  | 40 | Smart & Final, 24 Hour Fitness, (Longs Drug) | $26.54
| Rona Plaza |  |  | CA | Los Angeles-Long Beach-Anaheim | 52 | 52 | 95.9% |  |  | 37 | Superior Super Warehouse | $22.36
| San Carlos Marketplace |  |  | CA | San Francisco-Oakland-Berkeley | 154 | 154 | 97.3% |  |  |  | TJ Maxx, Best Buy, PetSmart, Bassett Furniture, Salon Republic | $36.80
| Scripps Ranch Marketplace |  |  | CA | San Diego-Chula Vista-Carlsbad | 132 | 132 | 99.1% |  |  | 57 | Vons, CVS | $36.63
| San Leandro Plaza |  |  | CA | San Francisco-Oakland-Berkeley | 50 | 50 | 95.3% |  | 38 | 38 | (Safeway), (CVS) | $39.75
| Seal Beach | C | 20% | CA | Los Angeles-Long Beach-Anaheim | 97 | 19 | 98.5% |  |  | 48 | Pavilions, CVS | $28.21
| Serramonte Center |  |  | CA | San Francisco-Oakland-Berkeley | 1,074 | 1,074 | 98.0% |  |  |  | Buy Buy Baby, Cost Plus World Market, Crunch Fitness, DAISO, Dave & Buster's, Dick's Sporting Goods, Divano Homes, H&M, Macy's, Nordstrom Rack, Old Navy, Party City, Ross Dress for Less, Target, TJ Maxx, Uniqlo, Jagalchi, Koi Palace | $27.87
| Shoppes at Homestead |  |  | CA | San Jose-Sunnyvale-Santa Clara | 116 | 116 | 98.2% |  | 53 |  | CVS, Crunch Fitness, (Orchard Supply Hardware) | $27.08
| Silverado Plaza | GRI | 40% | CA | Napa | 85 | 34 | 95.7% |  |  | 32 | Nob Hill, CVS | $27.05
| Snell & Branham Plaza | GRI | 40% | CA | San Jose-Sunnyvale-Santa Clara | 92 | 37 | 98.5% |  |  | 53 | Safeway | $22.46
| Talega Village Center |  |  | CA | Los Angeles-Long Beach-Anaheim | 102 | 102 | 93.9% |  |  | 46 | Ralphs | $22.85
| Tassajara Crossing |  |  | CA | San Francisco-Oakland-Berkeley | 146 | 146 | 98.3% |  |  | 56 | Safeway, CVS, Alamo Hardware | $26.72
| The Hub Hillcrest Market |  |  | CA | San Diego-Chula Vista-Carlsbad | 149 | 149 | 90.2% |  |  | 52 | Ralphs, Trader Joe's | $45.71
| The Marketplace |  |  | CA | Sacramento-Roseville-Folsom | 111 | 111 | 100.0% |  |  | 35 | Safeway, CVS, Petco | $27.90
| The Pruneyard |  |  | CA | San Jose-Sunnyvale-Santa Clara | 260 | 260 | 95.5% |  |  | 13 | Trader Joe's, The Sports Basement, Camera Cinemas, Marshalls | $44.12

Supplemental Information 26

Portfolio Summary Report By State

December 31, 2024

(GLA in thousands)

|  |  |  |  |  | JVs at 100% | REG's pro-rata share | REG's pro-rata share | REG's pro-rata share |  |  |  |
Property Name | JV | REG % | State | CBSA | GLA | GLA | % Leased | % Leased - Retail Operating Properties | Retailer- Owned GLA | Grocery Anchor GLA | Major Tenants (1) | Avg. Base Rent PSF
| Tustin Legacy |  |  | CA | Los Angeles-Long Beach-Anaheim | 112 | 112 | 100.0% |  |  | 44 | Stater Bros, CVS | $36.22
| Twin Oaks Shopping Center | GRI | 40% | CA | Los Angeles-Long Beach-Anaheim | 98 | 39 | 100.0% |  |  | 41 | Ralphs, Ace Hardware | $26.34
| Twin Peaks |  |  | CA | San Diego-Chula Vista-Carlsbad | 208 | 208 | 99.1% |  |  | 45 | Target, Grocer | $24.09
| Valencia Crossroads |  |  | CA | Los Angeles-Long Beach-Anaheim | 173 | 173 | 100.0% |  |  | 35 | Whole Foods, Kohl's | $29.83
| Village at La Floresta |  |  | CA | Los Angeles-Long Beach-Anaheim | 87 | 87 | 100.0% |  |  | 37 | Whole Foods | $39.08
| Von's Circle Center |  |  | CA | Los Angeles-Long Beach-Anaheim | 151 | 151 | 100.0% |  |  | 45 | Von's, Ross Dress for Less, Planet Fitness | $28.70
| West Park Plaza |  |  | CA | San Jose-Sunnyvale-Santa Clara | 88 | 88 | 100.0% |  |  | 25 | Safeway, Crunch Fitness | $23.13
| Westlake Village Plaza and Center |  |  | CA | Oxnard-Thousand Oaks-Ventura | 201 | 201 | 97.3% |  |  | 72 | Von's, Sprouts, (CVS) | $43.41
| Willows Shopping Center |  |  | CA | San Francisco-Oakland-Berkeley | 233 | 233 | 96.4% |  |  |  | REI, UFC Gym, Old Navy, Ulta, Five Below, Airport Home Appliance | $29.41
| Woodman Van Nuys |  |  | CA | Los Angeles-Long Beach-Anaheim | 108 | 108 | 100.0% |  |  | 78 | El Super | $18.13
| Woodside Central |  |  | CA | San Francisco-Oakland-Berkeley | 81 | 81 | 98.7% |  | 113 |  | Chuck E. Cheese, Marshalls, (Target) | $30.27
| Ygnacio Plaza | GRI | 40% | CA | San Francisco-Oakland-Berkeley | 110 | 44 | 100.0% |  |  |  | Sports Basement,TJ Maxx | $41.81
|  |  |  | CA |  | 10,675 | 9,248 | 96.2% | 96.3% | 439 | 2,648 |  | $30.71
| Applewood Shopping Ctr | GRI | 40% | CO | Denver-Aurora-Lakewood | 360 | 144 | 97.0% |  |  | 71 | Applejack Liquors, Hobby Lobby, Homegoods, King Soopers, PetSmart, Sierra Trading Post, Ulta, Three Little Mingos | $17.20
| Alcove On Arapahoe | GRI | 40% | CO | Boulder | 159 | 64 | 94.9% |  |  | 44 | Petco, HomeGoods, Jo-Ann Fabrics, Safeway, Ulta Salon | $20.27
| Belleview Square |  |  | CO | Denver-Aurora-Lakewood | 117 | 117 | 97.9% |  |  | 65 | King Soopers | $22.68
| Boulevard Center |  |  | CO | Denver-Aurora-Lakewood | 77 | 77 | 94.5% |  | 53 | 53 | Eye Care Specialists, (Safeway) | $33.57
| Buckley Square |  |  | CO | Denver-Aurora-Lakewood | 116 | 116 | 96.4% |  |  | 62 | Ace Hardware, King Soopers | $12.59
| Centerplace of Greeley III |  |  | CO | Greeley | 119 | 119 | 100.0% |  |  |  | Hobby Lobby, Best Buy, TJ Maxx | $13.11
| Cherrywood Square Shop Ctr | GRI | 40% | CO | Denver-Aurora-Lakewood | 97 | 39 | 100.0% |  |  | 72 | King Soopers | $13.29
| Crossroads Commons | C | 20% | CO | Boulder | 143 | 29 | 95.8% |  |  | 66 | Whole Foods, Barnes & Noble | $30.98
| Crossroads Commons II | C | 20% | CO | Boulder | 18 | 4 | 100.0% |  |  |  | (Whole Foods), (Barnes & Noble) | $43.00
| Falcon Marketplace |  |  | CO | Colorado Springs | 22 | 22 | 100.0% |  | 184 | 50 | (Wal-Mart) | $27.59
| Hilltop Village |  |  | CO | Denver-Aurora-Lakewood | 101 | 101 | 97.3% |  |  | 66 | King Soopers | $13.30
| Littleton Square |  |  | CO | Denver-Aurora-Lakewood | 99 | 99 | 96.0% |  |  | 78 | King Soopers | $11.35
| Lloyd King Center |  |  | CO | Denver-Aurora-Lakewood | 83 | 83 | 100.0% |  |  | 61 | King Soopers | $12.79
| Marketplace at Briargate |  |  | CO | Colorado Springs | 29 | 29 | 100.0% |  | 66 | 66 | (King Soopers) | $37.28
| Monument Jackson Creek |  |  | CO | Colorado Springs | 85 | 85 | 100.0% |  |  | 70 | King Soopers | $13.36
| Ralston Square Shopping Center | GRI | 40% | CO | Denver-Aurora-Lakewood | 83 | 33 | 98.5% |  |  | 55 | King Soopers | $17.26
| Shops at Quail Creek |  |  | CO | Denver-Aurora-Lakewood | 38 | 38 | 100.0% |  | 100 | 100 | (King Soopers) | $28.49
| Stroh Ranch |  |  | CO | Denver-Aurora-Lakewood | 93 | 93 | 100.0% |  |  | 70 | King Soopers | $14.66
| Woodmen Plaza |  |  | CO | Colorado Springs | 116 | 116 | 95.6% |  |  | 70 | King Soopers | $14.11
|  |  |  | CO |  | 1,955 | 1,408 | 97.7% | 97.7% | 403 | 1,119 |  | $17.50
| 22 Crescent Road |  |  | CT | Bridgeport-Stamford-Norwalk | 4 | 4 | 100.0% |  |  |  | - | $69.00
(2) | 25 Valley Drive |  |  | CT | Bridgeport-Stamford-Norwalk | 18 | 18 | 100.0% |  |  |  | - | $47.57
(2) | 321-323 Railroad Ave |  |  | CT | Bridgeport-Stamford-Norwalk | 21 | 21 | 100.0% |  |  |  | - | $38.85
(2) | 470 Main Street |  |  | CT | Bridgeport-Stamford-Norwalk | 22 | 22 | 100.0% |  |  |  | - | $31.12
| 91 Danbury Road |  |  | CT | Bridgeport-Stamford-Norwalk | 5 | 5 | 100.0% |  |  |  | - | $30.96
(2) | 970 High Ridge Center |  |  | CT | Bridgeport-Stamford-Norwalk | 27 | 27 | 89.6% |  |  |  | BevMax | $36.55
(2) | Airport Plaza |  |  | CT | Bridgeport-Stamford-Norwalk | 33 | 33 | 96.3% |  |  |  | - | $31.20
(2) | Aldi Square |  |  | CT | New Haven-Milford | 38 | 38 | 100.0% |  |  | 19 | Aldi | $16.80
(2) | Bethel Hub Center |  |  | CT | Bridgeport-Stamford-Norwalk | 31 | 31 | 60.8% |  |  | 14 | La Placita Bethel Market | $15.03
| Black Rock | M | 80% | CT | Bridgeport-Stamford-Norwalk | 98 | 98 | 97.8% |  |  |  | Old Navy, The Clubhouse | $30.18
| Brick Walk | M | 80% | CT | Bridgeport-Stamford-Norwalk | 122 | 122 | 97.2% |  |  |  | - | $47.49
| Brookside Plaza |  |  | CT | Hartford-E Hartford-Middletown | 226 | 226 | 96.5% |  |  | 60 | Burlington Coat Factory, PetSmart, ShopRite, Staples, TJ Maxx, LL Bean | $16.59
| Compo Acres Shopping Center |  |  | CT | Bridgeport-Stamford-Norwalk | 43 | 43 | 95.9% |  |  | 12 | Trader Joe's | $57.62
(2) | Compo Shopping Center |  |  | CT | Bridgeport-Stamford-Norwalk | 76 | 76 | 86.2% |  |  | 76 | CVS | $53.75
| Copps Hill Plaza |  |  | CT | Bridgeport-Stamford-Norwalk | 173 | 173 | 87.3% |  |  | 59 | Stop & Shop, Homegoods, Marshalls, Rite Aid, Michael's | $22.42
| Corbin's Corner | GRI | 40% | CT | Hartford-E Hartford-Middletown | 189 | 75 | 98.1% |  |  | 10 | Best Buy, Edge Fitness, Old Navy, The Tile Shop, Total Wine and More, Trader Joe's | $32.70
(2) | Cos Cob Commons |  |  | CT | Bridgeport-Stamford-Norwalk | 48 | 48 | 84.3% |  |  |  | CVS | $54.36
(2) | Cos Cob Plaza |  |  | CT | Bridgeport-Stamford-Norwalk | 15 | 15 | 93.4% |  |  |  | - | $54.62
| Danbury Green |  |  | CT | Bridgeport-Stamford-Norwalk | 124 | 124 | 100.0% |  |  | 12 | Trader Joe's, Hilton Garden Inn, DSW, Staples, Rite Aid, Warehouse Wines & Liquors | $27.12
(2) | Danbury Square |  |  | CT | Bridgeport-Stamford-Norwalk | 194 | 194 | 94.9% |  |  |  | Ocean State Job Lot, Planet Fitness, Elicit Brewing Company, Hobby Lobby | $13.03
| Darinor Plaza |  |  | CT | Bridgeport-Stamford-Norwalk | 153 | 153 | 100.0% |  |  |  | Kohl's, Old Navy, Party City | $20.54
| Fairfield Center | M | 80% | CT | Bridgeport-Stamford-Norwalk | 95 | 95 | 87.1% |  |  |  | Fairfield University Bookstore, Merril Lynch | $34.74
(2) | Fairfield Crossroads |  |  | CT | Bridgeport-Stamford-Norwalk | 62 | 62 | 100.0% |  |  |  | Marshalls, DSW | $25.28
(2) | Greenwich Commons |  |  | CT | Bridgeport-Stamford-Norwalk | 10 | 10 | 100.0% |  |  |  | - | $90.67
(2) | High Ridge Center | M | 100% | CT | Bridgeport-Stamford-Norwalk | 93 | 93 | 99.9% |  |  | 13 | Trader Joe's, Barnes & Noble | $49.95
(2) | Knotts Landing |  |  | CT | Bridgeport-Stamford-Norwalk | 6 | 6 | 100.0% |  |  |  | - | $75.43
(2) | Main & Bailey |  |  | CT | Bridgeport-Stamford-Norwalk | 62 | 62 | 78.4% |  |  |  | - | $28.15
(2) | New Milford Plaza |  |  | CT | Torrington | 235 | 235 | 98.9% |  |  |  | Walmart, Stop & Shop, Club 24, Dollar Tree | $9.09
(2) | Newfield Green |  |  | CT | Bridgeport-Stamford-Norwalk | 74 | 74 | 96.1% |  |  | 31 | Grade A Market, CVS | $41.78
(2) | Old Greenwich CVS | M | 100% | CT | Bridgeport-Stamford-Norwalk | 8 | 8 | 100.0% |  |  |  | - | $45.00

Supplemental Information 27

Portfolio Summary Report By State

December 31, 2024

(GLA in thousands)

|  |  |  |  |  | JVs at 100% | REG's pro-rata share | REG's pro-rata share | REG's pro-rata share |  |  |  |
Property Name | JV | REG % | State | CBSA | GLA | GLA | % Leased | % Leased - Retail Operating Properties | Retailer- Owned GLA | Grocery Anchor GLA | Major Tenants (1) | Avg. Base Rent PSF
(2) | Old Kings Market (fka Goodwives Shopping Center) |  |  | CT | Bridgeport-Stamford-Norwalk | 96 | 96 | 93.2% |  |  | 42 | Stop & Shop | $41.61
(2) | Orange Meadows |  |  | CT | New Haven-Milford | 78 | 78 | 100.0% |  |  | 12 | Trader Joe's, TJMaxx, Bob's Discount Furniture, Ulta | $24.17
| Post Road Plaza |  |  | CT | Bridgeport-Stamford-Norwalk | 20 | 20 | 100.0% |  |  | 11 | Trader Joe's | $59.79
(2) | Ridgeway Shopping Center |  |  | CT | Bridgeport-Stamford-Norwalk | 365 | 365 | 92.0% |  |  | 72 | Stop & Shop, LA Fitness, Marshalls, Michael's, Staples, Old Navy, ULTA, Party City | $31.53
(2) | Shelton Square |  |  | CT | Bridgeport-Stamford-Norwalk | 189 | 189 | 98.4% |  |  | 68 | Stop & Shop, Homegoods, Hawley Lane, Edge Fitness | $19.65
| Southbury Green |  |  | CT | New Haven-Milford | 156 | 156 | 88.7% |  |  | 60 | ShopRite, Homegoods | $22.63
(2) | Station Centre @ Old Greenwich |  |  | CT | Bridgeport-Stamford-Norwalk | 39 | 39 | 93.9% |  |  | 18 | Kings Food Markets | $37.26
(2) | Sunny Valley Shops |  |  | CT | Torrington | 72 | 72 | 93.3% |  |  |  | Staples, Planet Fitness | $12.58
(2) | The Dock-Dockside |  |  | CT | Bridgeport-Stamford-Norwalk | 278 | 278 | 99.5% |  |  | 60 | Stop & Shop, BJ's Whole Sale, Edge Fitness, West Marine, Petco, Dollar Tree, Osaka Hibachi | $19.82
| The Hub at Norwalk (fka Walmart Norwalk) |  |  | CT | Bridgeport-Stamford-Norwalk | 146 | 146 | 100.0% |  |  |  | HomeGoods, Target | $23.66
(2) | The Shops at Stone Bridge |  |  | CT | New Haven-Milford | 155 | 155 | 79.1% |  |  | 40 | Whole Foods, TJ Maxx, Barnes & Noble | $29.79
(2) | Veterans Plaza |  |  | CT | Torrington | 80 | 80 | 100.0% |  |  | 55 | Big Y World Class Market, BevMax | $12.79
(2) | Westport Collection (fka Greens Farms Plaza) |  |  | CT | Bridgeport-Stamford-Norwalk | 40 | 40 | 51.3% |  |  |  | BevMax | $26.64
| Westport Row |  |  | CT | Bridgeport-Stamford-Norwalk | 95 | 95 | 100.0% |  |  | 22 | The Fresh Market, Pottery Barn | $45.62
|  |  |  | CT |  | 4,112 | 3,999 | 94.2% | 94.8% | 0 | 766 |  | $27.38
| Shops at The Columbia |  |  | DC | Washington-Arlington-Alexandri | 23 | 23 | 100.0% |  |  | 12 | Trader Joe's | $40.18
| Spring Valley Shopping Center | GRI | 40% | DC | Washington-Arlington-Alexandri | 17 | 7 | 100.0% |  |  |  | - | $103.05
|  |  |  | DC |  | 40 | 30 | 100.0% | 100.0% | 0 | 12 |  | $54.55
| Pike Creek |  |  | DE | Philadelphia-Camden-Wilmington | 229 | 229 | 97.1% |  |  | 49 | Acme Markets, Edge Fitness, Pike Creek Community Hardware | $17.72
| Shoppes of Graylyn | GRI | 40% | DE | Philadelphia-Camden-Wilmington | 64 | 26 | 94.6% |  |  |  | Rite Aid | $25.82
|  |  |  | DE |  | 294 | 255 | 96.8% | 96.8% | 0 | 49 |  | $18.46
| Alafaya Village |  |  | FL | Orlando-Kissimmee-Sanford | 39 | 39 | 87.3% |  |  |  | - | $27.54
| Anastasia Plaza |  |  | FL | Jacksonville | 102 | 102 | 98.8% |  |  | 49 | Publix | $17.63
| Atlantic Village |  |  | FL | Jacksonville | 110 | 110 | 100.0% |  |  |  | LA Fitness, Pet Supplies Plus | $19.50
| Avenida Biscayne |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 142 | 142 | 90.4% |  |  | 45 | DSW, Jewelry Exchange, Old Navy, The Fresh Market | $57.09
| Aventura Shopping Center |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 97 | 97 | 98.9% |  |  | 49 | CVS, Publix | $39.73
| Banco Popular Building |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 5 | 5 | 100.0% |  |  |  | - | $92.31
| Berkshire Commons |  |  | FL | Naples-Marco Island | 110 | 110 | 100.0% |  |  | 66 | Publix, Walgreens | $16.53
| Bird 107 Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 40 | 40 | 100.0% |  |  |  | Walgreens | $22.87
| Bird Ludlam |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 192 | 192 | 98.1% |  |  | 44 | CVS, Goodwill, Winn-Dixie | $26.95
| Bloomingdale Square |  |  | FL | Tampa-St Petersburg-Clearwater | 252 | 252 | 99.5% |  |  | 48 | Bealls, Dollar Tree, Home Centric, LA Fitness, Publix | $21.31
| Boca Village Square |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 92 | 92 | 100.0% |  |  | 36 | CVS, Publix | $48.27
| Boynton Lakes Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 110 | 110 | 95.9% |  |  | 46 | Citi Trends, Pet Supermarket, Publix | $17.82
| Boynton Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 105 | 105 | 100.0% |  |  | 54 | CVS, Publix | $21.85
| Brooklyn Station on Riverside |  |  | FL | Jacksonville | 50 | 50 | 100.0% |  |  | 20 | The Fresh Market | $29.45
| Caligo Crossing |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 11 | 11 | 100.0% |  | 98 |  | (Kohl's) | $46.60
| Carriage Gate |  |  | FL | Tallahassee | 73 | 73 | 100.0% |  |  | 13 | Trader Joe's, TJ Maxx | $30.01
| Cashmere Corners |  |  | FL | Port St. Lucie | 86 | 86 | 100.0% |  |  | 44 | WalMart | $17.64
| Charlotte Square |  |  | FL | Punta Gorda | 91 | 91 | 92.1% |  |  | 44 | WalMart, Buffet City | $12.08
| Chasewood Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 152 | 152 | 96.2% |  |  | 54 | Publix, Pet Smart | $28.96
| Concord Shopping Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 309 | 309 | 100.0% |  |  | 78 | Big Lots, Dollar Tree, Home Depot, Winn-Dixie, YouFit Health Club | $15.10
| Coral Reef Shopping Center |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 75 | 75 | 98.7% |  |  | 25 | Aldi, Walgreens | $34.22
| Corkscrew Village |  |  | FL | Cape Coral-Fort Myers | 82 | 82 | 97.8% |  |  | 51 | Publix | $15.89
| Country Walk Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 101 | 101 | 96.5% |  |  | 40 | Publix, CVS | $27.18
| Countryside Shops |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 186 | 186 | 98.0% |  |  | 46 | Publix, Ross Dress for Less, Painted Tree Boutique | $23.84
| Courtyard Shopping Center |  |  | FL | Jacksonville | 137 | 137 | 100.0% |  | 63 | 63 | Target, (Publix) | $3.68
| East San Marco |  |  | FL | Jacksonville | 59 | 59 | 100.0% |  |  | 39 | Publix | $28.53
| Fleming Island |  |  | FL | Jacksonville | 136 | 136 | 99.2% |  | 130 | 48 | Publix, PETCO, Planet Fitness, (Target) | $18.22
| Fountain Square |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 177 | 177 | 99.2% |  | 140 | 46 | Publix, Ross Dress for Less, TJ Maxx, Ulta, (Target) | $29.78
| Gardens Square |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 90 | 90 | 100.0% |  |  | 42 | Publix | $20.14
| Shoppes of Grande Oak |  |  | FL | Cape Coral-Fort Myers | 79 | 79 | 100.0% |  |  | 54 | Publix | $18.77
| Greenwood Shopping Centre |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 133 | 133 | 100.0% |  |  | 50 | Publix, Bealls | $18.41
| Hammocks Town Center |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 187 | 187 | 99.5% |  | 86 | 40 | CVS, Goodwill, Publix, Metro-Dade Public Library, YouFit Health Club, (Kendall Ice Arena) | $20.37
| Hibernia Pavilion |  |  | FL | Jacksonville | 51 | 51 | 100.0% |  |  | 39 | Publix | $16.72
| John's Creek Center | C | 20% | FL | Jacksonville | 82 | 16 | 100.0% |  |  | 45 | Publix | $17.51
| Julington Village | C | 20% | FL | Jacksonville | 82 | 16 | 100.0% |  |  | 51 | Publix, (CVS) | $18.04
| Kirkman Shoppes |  |  | FL | Orlando-Kissimmee-Sanford | 116 | 116 | 100.0% |  |  |  | LA Fitness, Walgreens | $27.21
| Lake Mary Centre |  |  | FL | Orlando-Kissimmee-Sanford | 356 | 356 | 95.0% |  |  | 25 | The Fresh Market, Academy Sports, Hobby Lobby, LA Fitness, Ross Dress for Less, Office Depot | $18.61
| Mandarin Landing |  |  | FL | Jacksonville | 140 | 140 | 100.0% |  |  | 50 | Whole Foods, Aveda Institute, Baptist Health, Cooper's Hawk | $22.70

Supplemental Information 28

Portfolio Summary Report By State

December 31, 2024

(GLA in thousands)

|  |  |  |  |  | JVs at 100% | REG's pro-rata share | REG's pro-rata share | REG's pro-rata share |  |  |  |
Property Name | JV | REG % | State | CBSA | GLA | GLA | % Leased | % Leased - Retail Operating Properties | Retailer- Owned GLA | Grocery Anchor GLA | Major Tenants (1) | Avg. Base Rent PSF
| Millhopper Shopping Center |  |  | FL | Gainesville | 80 | 80 | 97.7% |  |  | 46 | Publix | $19.59
| Naples Walk |  |  | FL | Naples-Marco Island | 125 | 125 | 92.8% |  |  | 51 | Publix | $19.54
| Newberry Square |  |  | FL | Gainesville | 181 | 181 | 88.8% |  |  | 40 | Publix, Floor & Décor, Dollar Tree | $10.67
| Nocatee Town Center |  |  | FL | Jacksonville | 114 | 114 | 100.0% |  |  | 54 | Publix | $23.94
| Northgate Square |  |  | FL | Tampa-St Petersburg-Clearwater | 75 | 75 | 100.0% |  |  | 48 | Publix | $17.26
| Oakleaf Commons |  |  | FL | Jacksonville | 77 | 77 | 96.3% |  |  | 46 | Publix | $16.15
| Ocala Corners |  |  | FL | Tallahassee | 93 | 93 | 92.9% |  |  | 61 | Publix | $43.62
| Old St Augustine Plaza |  |  | FL | Jacksonville | 248 | 248 | 100.0% |  |  | 52 | Publix, Burlington Coat Factory, Hobby Lobby, LA Fitness, Ross Dress for Less | $11.54
| Pablo Plaza |  |  | FL | Jacksonville | 162 | 162 | 100.0% |  |  | 34 | Whole Foods, Office Depot, Marshalls, HomeGoods, PetSmart | $19.32
| Pavilion |  |  | FL | Naples-Marco Island | 168 | 168 | 95.2% |  |  |  | LA Fitness, Paragon Theaters, J. Lee Salon Suites | $24.34
| Pine Island |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 255 | 255 | 92.5% |  |  | 40 | Publix, YouFit Health Club, Floor and Décor, Advanced Veterinary Care Center | $16.79
| Pine Ridge Square |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 118 | 118 | 98.7% |  |  | 17 | The Fresh Market, Marshalls, Ulta, Nordstrom Rack | $22.70
| Pine Tree Plaza |  |  | FL | Jacksonville | 63 | 63 | 100.0% |  |  | 38 | Publix | $15.82
| Pinecrest Place |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 70 | 70 | 98.3% |  | 173 | 47 | Whole Foods, (Target) | $44.04
| Plaza Venezia | C | 20% | FL | Orlando-Kissimmee-Sanford | 203 | 41 | 97.1% |  |  | 51 | Publix, Eddie V's | $35.13
| Point Royale Shopping Center |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 202 | 202 | 99.1% |  |  | 45 | Winn-Dixie, Burlington Coat Factory, Pasteur Medical Center, Planet Fitness, Rana Furniture | $17.21
| Prosperity Centre |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 124 | 124 | 69.6% |  |  |  | Office Depot, TJ Maxx, CVS | $25.45
| Regency Square |  |  | FL | Tampa-St Petersburg-Clearwater | 352 | 352 | 98.4% |  | 66 |  | AMC Theater, Dollar Tree, Five Below, Marshalls, Michael's, PETCO, Shoe Carnival, TJ Maxx, Ulta, Old Navy, (Best Buy), (Macdill) | $21.30
| Ryanwood Square |  |  | FL | Sebastian-Vero Beach | 115 | 115 | 94.3% |  |  | 40 | Publix, Beall's, Harbor Freight Tools | $13.13
| Sawgrass Promenade |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 107 | 107 | 89.9% |  |  | 36 | Publix, Walgreens, Dollar Tree | $15.72
| Seminole Shoppes | O | 50% | FL | Jacksonville | 87 | 44 | 97.6% |  |  | 54 | Publix | $24.72
| Sheridan Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 507 | 507 | 92.6% |  |  | 66 | Publix, Kohl's, LA Fitness, Ross Dress for Less, Pet Supplies Plus, Burlington, Marshalls | $21.00
| Shoppes @ 104 |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 121 | 121 | 98.5% |  |  | 46 | Fresco y Mas, CVS | $21.04
| Shoppes at Bartram Park | O | 50% | FL | Jacksonville | 135 | 67 | 100.0% |  | 97 | 45 | Publix, (Kohl's), (Tutor Time) | $23.43
| Shoppes at Lago Mar |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 83 | 83 | 94.3% |  |  | 42 | Publix, YouFit Health Club | $17.13
| Shoppes at Sunlake Centre |  |  | FL | Tampa-St Petersburg-Clearwater | 117 | 117 | 100.0% |  |  | 46 | Publix | $26.31
| Shoppes of Jonathan's Landing |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 27 | 27 | 100.0% |  | 54 | 54 | (Publix) | $32.51
| Shoppes of Oakbrook |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 183 | 183 | 58.6% |  |  | 44 | Publix, Duffy's Sports Bar, CVS | $22.33
| Shoppes of Pebblebrook Plaza | O | 50% | FL | Naples-Marco Island | 80 | 40 | 97.0% |  |  | 61 | Publix, (Walgreens) | $16.96
| Shoppes of Silver Lakes |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 127 | 127 | 100.0% |  |  | 48 | Publix, Goodwill | $21.93
| Shoppes of Sunset |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 22 | 22 | 81.9% |  |  |  | - | $29.24
| Shoppes of Sunset II |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 28 | 28 | 93.4% |  |  |  | - | $25.33
| Shops at John's Creek |  |  | FL | Jacksonville | 15 | 15 | 100.0% |  |  |  | - | $28.57
| Shops at Skylake |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 287 | 287 | 97.6% |  |  | 51 | Publix, LA Fitness, TJ Maxx, Goodwill, Pasteur Medical | $19.13
| South Beach Regional |  |  | FL | Jacksonville | 305 | 305 | 98.4% |  |  | 13 | Trader Joe's, Home Depot, Ross Dress for Less, Staples, Nordstrom Rack, TJ Maxx | $18.88
| South Point |  |  | FL | Sebastian-Vero Beach | 72 | 72 | 100.0% |  |  | 45 | Publix | $16.14
| Starke |  |  | FL | Jacksonville | 13 | 13 | 100.0% |  |  |  | CVS | $27.05
| Suncoast Crossing |  |  | FL | Tampa-St Petersburg-Clearwater | 118 | 118 | 100.0% |  | 143 |  | Kohl's, (Target) | $7.65
| The Plaza at St. Lucie West |  |  | FL | Port St. Lucie | 27 | 27 | 100.0% |  |  |  | - | $27.78
| The Village at Hunter's Lake |  |  | FL | Tampa-St Petersburg-Clearwater | 72 | 72 | 100.0% |  |  | 29 | Sprouts | $28.89
| Town and Country |  |  | FL | Orlando-Kissimmee-Sanford | 78 | 78 | 100.0% |  |  |  | Ross Dress for Less | $11.98
| Town Square |  |  | FL | Tampa-St Petersburg-Clearwater | 44 | 44 | 100.0% |  |  |  | PETCO, Barnes & Noble | $36.30
| Treasure Coast Plaza |  |  | FL | Sebastian-Vero Beach | 134 | 134 | 99.0% |  |  | 59 | Publix, TJ Maxx | $19.36
| Unigold Shopping Center |  |  | FL | Orlando-Kissimmee-Sanford | 115 | 115 | 90.1% |  |  | 31 | YouFit Health Club, Ross Dress for Less | $16.19
| University Commons |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 180 | 180 | 100.0% |  |  | 51 | Whole Foods, Nordstrom Rack, Barnes & Noble, Bed Bath & Beyond | $34.86
| Village Center |  |  | FL | Tampa-St Petersburg-Clearwater | 186 | 186 | 100.0% |  |  | 50 | Publix, PGA Tour Superstore, Walgreens | $23.45
| Waterstone Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 61 | 61 | 100.0% |  |  | 46 | Publix | $18.79
| Welleby Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 110 | 110 | 94.4% |  |  | 47 | Publix, Dollar Tree | $15.44
| Wellington Town Square |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 108 | 108 | 97.4% |  |  | 45 | Publix, CVS | $25.44
| West Bird Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 99 | 99 | 97.9% |  |  | 38 | Publix | $27.20
| West Lake Shopping Center |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 101 | 101 | 98.6% |  |  | 46 | Fresco y Mas, CVS | $23.62
| Westchase |  |  | FL | Tampa-St Petersburg-Clearwater | 79 | 79 | 100.0% |  |  | 51 | Publix | $18.31
| Westport Plaza |  |  | FL | Miami-Ft Lauderdale-PompanoBch | 47 | 47 | 100.0% |  |  | 28 | Publix | $23.59
| Willa Springs |  |  | FL | Orlando-Kissimmee-Sanford | 90 | 90 | 100.0% |  |  | 44 | Publix | $25.25
|  |  |  | FL |  | 11,226 | 10,782 | 96.5% | 96.5% | 1,049 | 3,372 |  | $21.56
| Ashford Place |  |  | GA | Atlanta-SandySprings-Alpharett | 53 | 53 | 100.0% |  |  |  | Harbor Freight Tools | $26.58
| Briarcliff La Vista |  |  | GA | Atlanta-SandySprings-Alpharett | 43 | 43 | 80.0% |  |  |  | Michael's | $19.82
| Briarcliff Village |  |  | GA | Atlanta-SandySprings-Alpharett | 189 | 189 | 99.1% |  |  | 43 | Burlington, Party City, Publix, Shoe Carnival, TJ Maxx | $17.48
| Bridgemill Market |  |  | GA | Atlanta-SandySprings-Alpharett | 89 | 89 | 95.0% |  |  | 38 | Publix | $19.62
| Brighten Park |  |  | GA | Atlanta-SandySprings-Alpharett | 137 | 137 | 94.4% |  |  | 25 | Lidl, Big Blue Swim School, Kohl's | $28.84
| Buckhead Court |  |  | GA | Atlanta-SandySprings-Alpharett | 49 | 49 | 98.1% |  |  |  | - | $33.46
| Buckhead Landing |  |  | GA | Atlanta-SandySprings-Alpharett | 152 | 152 | 97.6% |  |  | 56 | Binders Art Supplies & Frames, Publix, Golf Galaxy | $34.08

Supplemental Information 29

Portfolio Summary Report By State

December 31, 2024

(GLA in thousands)

|  |  |  |  |  | JVs at 100% | REG's pro-rata share | REG's pro-rata share | REG's pro-rata share |  |  |  |
Property Name | JV | REG % | State | CBSA | GLA | GLA | % Leased | % Leased - Retail Operating Properties | Retailer- Owned GLA | Grocery Anchor GLA | Major Tenants (1) | Avg. Base Rent PSF
| Buckhead Station |  |  | GA | Atlanta-SandySprings-Alpharett | 234 | 234 | 93.2% |  |  |  | Cost Plus World Market, DSW Warehouse, Nordstrom Rack, Old Navy, Saks Off 5th, TJ Maxx, Ulta, Bloomingdale's Outlet | $27.35
| Cambridge Square |  |  | GA | Atlanta-SandySprings-Alpharett | 73 | 73 | 98.7% |  |  | 41 | Publix | $24.17
| Chastain Square |  |  | GA | Atlanta-SandySprings-Alpharett | 92 | 92 | 100.0% |  |  | 37 | Publix | $25.43
| Cornerstone Square |  |  | GA | Atlanta-SandySprings-Alpharett | 80 | 80 | 100.0% |  |  | 18 | Aldi, Barking Hound Village, CVS, HealthMarkets Insurance | $19.53
| Sope Creek Crossing |  |  | GA | Atlanta-SandySprings-Alpharett | 99 | 99 | 98.1% |  |  | 45 | Publix | $17.71
| Dunwoody Hall |  |  | GA | Atlanta-SandySprings-Alpharett | 86 | 86 | 100.0% |  |  | 44 | Publix | $22.16
| Dunwoody Village |  |  | GA | Atlanta-SandySprings-Alpharett | 121 | 121 | 97.2% |  |  | 18 | The Fresh Market, Walgreens, Dunwoody Prep | $23.47
| Howell Mill Village |  |  | GA | Atlanta-SandySprings-Alpharett | 92 | 92 | 100.0% |  |  | 31 | Publix | $25.79
| Paces Ferry Plaza |  |  | GA | Atlanta-SandySprings-Alpharett | 82 | 82 | 100.0% |  |  | 30 | Whole Foods | $42.70
| Powers Ferry Square |  |  | GA | Atlanta-SandySprings-Alpharett | 99 | 99 | 100.0% |  |  |  | HomeGoods, PETCO | $36.79
| Powers Ferry Village |  |  | GA | Atlanta-SandySprings-Alpharett | 69 | 69 | 100.0% |  |  | 48 | Publix, Barrel Town | $10.81
| Russell Ridge |  |  | GA | Atlanta-SandySprings-Alpharett | 108 | 108 | 98.7% |  |  | 63 | Kroger | $13.57
| Sandy Springs |  |  | GA | Atlanta-SandySprings-Alpharett | 113 | 113 | 97.8% |  |  | 12 | Trader Joe's, Fox's, Peter Glenn Ski & Sports | $28.46
| The Shops at Hampton Oaks |  |  | GA | Atlanta-SandySprings-Alpharett | 21 | 21 | 93.3% |  |  |  | (CVS) | $13.74
| Williamsburg at Dunwoody |  |  | GA | Atlanta-SandySprings-Alpharett | 45 | 45 | 95.3% |  |  |  | - | $26.48
|  |  |  | GA |  | 2,125 | 2,125 | 97.3% | 97.3% | 0 | 551 |  | $24.94
| Civic Center Plaza | GRI | 40% | IL | Chicago-Naperville-Elgin | 265 | 106 | 100.0% |  |  | 87 | Super H Mart, Home Depot, O'Reilly Automotive, King Spa | $11.47
| Clybourn Commons |  |  | IL | Chicago-Naperville-Elgin | 32 | 32 | 89.9% |  |  |  | PETCO | $38.45
| Glen Oak Plaza |  |  | IL | Chicago-Naperville-Elgin | 63 | 63 | 100.0% |  |  | 12 | Trader Joe's, Walgreens, Northshore University Healthsystems | $28.06
| Hinsdale Lake Commons |  |  | IL | Chicago-Naperville-Elgin | 185 | 185 | 96.7% |  |  | 57 | Whole Foods, Goodwill, Charter Fitness, Petco | $17.10
| Mellody Farm |  |  | IL | Chicago-Naperville-Elgin | 259 | 259 | 98.6% |  |  | 45 | Whole Foods, Nordstrom Rack, REI, HomeGoods, Barnes & Noble, West Elm | $31.98
| Naperville Plaza | C | 20% | IL | Chicago-Naperville-Elgin | 115 | 23 | 100.0% |  |  | 39 | Casey's Foods, Trader Joe's, Oswald's Pharmacy | $27.85
(2) | Old Town Square | C | 20% | IL | Chicago-Naperville-Elgin | 87 | 17 | 97.5% |  |  | 67 | Jewel-Osco | $27.27
| Riverside Sq & River's Edge | GRI | 40% | IL | Chicago-Naperville-Elgin | 169 | 68 | 100.0% |  |  | 74 | Mariano's Fresh Market, Dollar Tree, Party City, Blink Fitness | $19.18
| Roscoe Square | GRI | 40% | IL | Chicago-Naperville-Elgin | 140 | 56 | 100.0% |  |  | 51 | Mariano's Fresh Market, Walgreens, Altitude Trampoline Park | $24.93
| Westchester Commons |  |  | IL | Chicago-Naperville-Elgin | 143 | 143 | 93.5% |  |  | 80 | Mariano's Fresh Market, Goodwill | $19.62
| Willow Festival |  |  | IL | Chicago-Naperville-Elgin | 404 | 404 | 91.6% |  |  | 60 | Whole Foods, Lowe's, CVS, HomeGoods, REI, Ulta | $19.52
|  |  |  | IL |  | 1,862 | 1,355 | 95.8% | 95.8% | 0 | 572 |  | $22.28
| Shops on Main | M | 94% | IN | Chicago-Naperville-Elgin | 289 | 289 | 100.0% |  |  | 40 | Whole Foods, Dick's Sporting Goods, Ross Dress for Less, HomeGoods, DSW, Nordstrom Rack, Marshalls | $17.83
| Willow Lake Shopping Center | GRI | 40% | IN | Indianapolis-Carmel-Anderson | 86 | 34 | 86.4% |  | 64 | 64 | Indiana Bureau of Motor Vehicles, Snipes USA, (Kroger) | $18.12
| Willow Lake West Shopping Center | GRI | 40% | IN | Indianapolis-Carmel-Anderson | 53 | 21 | 100.0% |  |  | 12 | Trader Joe's | $28.57
|  |  |  | IN |  | 428 | 345 | 98.6% | 98.6% | 64 | 116 |  | $18.52
| Fellsway Plaza | M | 75% | MA | Boston-Cambridge-Newton | 161 | 161 | 98.0% |  |  | 61 | Stop & Shop, Planet Fitness, BioLife Plasma Services | $27.44
| Shaw's at Plymouth |  |  | MA | Boston-Cambridge-Newton | 60 | 60 | 100.0% |  |  | 60 | Shaw's | $19.34
| Shops at Saugus |  |  | MA | Boston-Cambridge-Newton | 87 | 87 | 100.0% |  |  | 11 | Trader Joe's, La-Z-Boy, PetSmart | $32.10
| Star's at Cambridge |  |  | MA | Boston-Cambridge-Newton | 66 | 66 | 100.0% |  |  | 66 | Star Market | $41.18
| Star's at West Roxbury |  |  | MA | Boston-Cambridge-Newton | 76 | 76 | 98.7% |  |  | 55 | Shaw's | $27.65
| The Abbot |  |  | MA | Boston-Cambridge-Newton | 64 | 64 | 71.9% |  |  |  | Center for Effective Alturism | $98.23
(2) | The Longmeadow Shops |  |  | MA | Springfield, MA | 99 | 99 | 98.9% |  |  |  | CVS | $31.79
| Twin City Plaza |  |  | MA | Boston-Cambridge-Newton | 285 | 285 | 100.0% |  |  | 63 | Shaw's, Marshall's, Extra Space Storage, Walgreens, K&G Fashion, Dollar Tree, Everfitness, Formlabs | $23.59
|  |  |  | MA |  | 898 | 898 | 97.4% | 97.4% | 0 | 315 |  | $31.39
| Burnt Mills | C | 20% | MD | Washington-Arlington-Alexandri | 31 | 6 | 100.0% |  |  | 9 | Trader Joe's | $41.66
| Cloppers Mill Village | GRI | 40% | MD | Washington-Arlington-Alexandri | 137 | 55 | 94.5% |  |  | 70 | Shoppers Food Warehouse, Dollar Tree | $19.53
| Festival at Woodholme | GRI | 40% | MD | Baltimore-Columbia-Towson | 81 | 32 | 93.7% |  |  | 10 | Trader Joe's | $41.59
| Firstfield Shopping Center | GRI | 40% | MD | Washington-Arlington-Alexandri | 22 | 9 | 100.0% |  |  |  | - | $45.97
| Parkville Shopping Center | GRI | 40% | MD | Baltimore-Columbia-Towson | 165 | 66 | 96.4% |  |  | 41 | Giant, Parkville Lanes, Dollar Tree, Petco, The Cellar Parkville | $17.83
| Southside Marketplace | GRI | 40% | MD | Baltimore-Columbia-Towson | 125 | 50 | 94.7% |  |  | 44 | Giant | $25.86
| Takoma Park | GRI | 40% | MD | Washington-Arlington-Alexandri | 107 | 43 | 98.2% |  |  | 64 | Planet Fitness | $15.48
| Village at Lee Airpark |  |  | MD | Baltimore-Columbia-Towson | 118 | 118 | 100.0% |  | 75 | 63 | Giant, (Sunrise) | $31.87
| Watkins Park Plaza | GRI | 40% | MD | Washington-Arlington-Alexandri | 111 | 45 | 98.6% |  |  |  | LA Fitness, CVS | $30.37
| Westbard Square |  |  | MD | Washington-Arlington-Alexandri | 171 | 171 | 98.4% |  |  | 55 | Giant, Bowlmor AMF | $39.44
| Woodmoor Shopping Center | GRI | 40% | MD | Washington-Arlington-Alexandri | 68 | 27 | 93.3% |  |  |  | CVS | $38.65
|  |  |  | MD |  | 1,137 | 622 | 97.4% | 97.4% | 75 | 357 |  | $30.66
| Apple Valley Square |  |  | MN | Minneapol-St. Paul-Bloomington | 179 | 179 | 78.7% |  | 87 |  | Jo-Ann Fabrics, PETCO, Savers,(Burlington Coat Factory), (Aldi) | $19.17
| Cedar Commons |  |  | MN | Minneapol-St. Paul-Bloomington | 66 | 66 | 100.0% |  |  | 50 | Whole Foods | $30.87
| Colonial Square | GRI | 40% | MN | Minneapol-St. Paul-Bloomington | 93 | 37 | 100.0% |  |  | 44 | Lund's | $28.26
| Rockford Road Plaza | GRI | 40% | MN | Minneapol-St. Paul-Bloomington | 204 | 82 | 99.4% |  |  |  | Kohl's, PetSmart, HomeGoods, TJ Maxx, ULTA | $14.62
| Rockridge Center | C | 20% | MN | Minneapol-St. Paul-Bloomington | 125 | 25 | 98.3% |  |  | 89 | CUB Foods | $14.85
|  |  |  | MN |  | 668 | 390 | 89.9% | 89.9% | 87 | 183 |  | $20.99
| Brentwood Plaza |  |  | MO | St. Louis | 60 | 60 | 92.6% |  |  | 52 | Schnucks | $10.45
| Bridgeton |  |  | MO | St. Louis | 71 | 71 | 100.0% |  | 130 | 63 | Schnucks, (Home Depot) | $12.96

Supplemental Information 30

Portfolio Summary Report By State

December 31, 2024

(GLA in thousands)

|  |  |  |  |  | JVs at 100% | REG's pro-rata share | REG's pro-rata share | REG's pro-rata share |  |  |  |
Property Name | JV | REG % | State | CBSA | GLA | GLA | % Leased | % Leased - Retail Operating Properties | Retailer- Owned GLA | Grocery Anchor GLA | Major Tenants (1) | Avg. Base Rent PSF
| Dardenne Crossing |  |  | MO | St. Louis | 67 | 67 | 100.0% |  |  | 63 | Schnucks | $11.85
| Kirkwood Commons |  |  | MO | St. Louis | 210 | 210 | 100.0% |  | 258 | 136 | Walmart, TJ Maxx, HomeGoods, Famous Footwear, (Target), (Lowe's) | $10.42
|  |  |  | MO |  | 408 | 408 | 98.9% | 98.9% | 388 | 314 |  | $11.11
| Blakeney Town Center |  |  | NC | Charlotte-Concord-Gastonia | 384 | 384 | 97.9% |  | 124 |  | Harris Teeter, Marshalls, Best Buy, Petsmart, Off Broadway Shoes, Old Navy, (Target) | $27.47
| Carmel Commons |  |  | NC | Charlotte-Concord-Gastonia | 146 | 146 | 100.0% |  |  | 14 | Chuck E. Cheese, The Fresh Market, Party City, Edwin Watts Golf | $24.60
| Cochran Commons | C | 20% | NC | Charlotte-Concord-Gastonia | 66 | 13 | 100.0% |  | 15 | 42 | Harris Teeter, (Walgreens) | $17.58
| Market at Colonnade Center |  |  | NC | Raleigh-Cary | 58 | 58 | 100.0% |  |  | 40 | Whole Foods | $29.08
| Glenwood Village |  |  | NC | Raleigh-Cary | 43 | 43 | 94.4% |  |  | 28 | Harris Teeter | $19.49
| Holly Park |  |  | NC | Raleigh-Cary | 158 | 158 | 99.0% |  |  | 12 | DSW Warehouse, Trader Joe's, Ross Dress For Less, Staples, US Fitness Products, Jerry's Artarama, Pet Supplies Plus, Ulta | $21.59
| Lake Pine Plaza |  |  | NC | Raleigh-Cary | 88 | 88 | 100.0% |  |  | 58 | Harris Teeter | $14.77
| Midtown East | O | 50% | NC | Raleigh-Cary | 159 | 79 | 100.0% |  |  | 120 | Wegmans | $26.43
| Ridgewood Shopping Center | C | 20% | NC | Raleigh-Cary | 94 | 19 | 91.3% |  |  | 30 | Whole Foods, Walgreens | $31.17
| Shops at Erwin Mill | M | 55% | NC | Durham-Chapel Hill | 91 | 91 | 100.0% |  |  | 53 | Harris Teeter | $21.04
| Shoppes of Kildaire | GRI | 40% | NC | Raleigh-Cary | 145 | 58 | 100.0% |  |  | 46 | Trader Joe's, Aldi, Staples, Barnes & Noble | $21.87
| Southpoint Crossing |  |  | NC | Durham-Chapel Hill | 103 | 103 | 96.1% |  |  | 59 | Harris Teeter | $18.02
| Sutton Square | C | 20% | NC | Raleigh-Cary | 101 | 20 | 97.0% |  |  | 24 | The Fresh Market | $22.61
| Village District | C | 30% | NC | Raleigh-Cary | 602 | 181 | 99.1% |  |  | 87 | Harris Teeter, The Fresh Market, The Oberlin, Wake Public Library, Walgreens, Talbots, Great Outdoor Provision Co., York Properties,The Cheshire Cat Gallery, Crunch Fitness Select Club, Bailey's Fine Jewelry, Sephora, Barnes & Noble, Goodnight's Comedy Club, Ballard Designs | $26.52
| Village Plaza | C | 20% | NC | Durham-Chapel Hill | 73 | 15 | 93.4% |  |  | 42 | Whole Foods | $26.20
| Willow Oaks |  |  | NC | Charlotte-Concord-Gastonia | 65 | 65 | 100.0% |  |  | 49 | Publix | $18.27
| Woodcroft Shopping Center |  |  | NC | Durham-Chapel Hill | 90 | 90 | 97.1% |  |  | 41 | Food Lion, ACE Hardware | $15.02
|  |  |  | NC |  | 2,466 | 1,610 | 98.5% | 98.5% | 139 | 744 |  | $23.28
(2) | Bloomfield Crossing |  |  | NJ | New York-Newark-Jersey City | 59 | 59 | 100.0% |  |  | 34 | Superfresh | $16.03
(2) | Boonton ACME Shopping Center |  |  | NJ | New York-Newark-Jersey City | 63 | 63 | 100.0% |  |  | 49 | Acme Markets | $25.54
(2) | Cedar Hill Shopping Center |  |  | NJ | New York-Newark-Jersey City | 43 | 43 | 100.0% |  |  |  | Walgreens | $31.17
(2) | Chestnut Ridge Shopping Center | O | 50% | NJ | New York-Newark-Jersey City | 76 | 38 | 92.2% |  |  | 19 | Fresh Market, Drop Fitness | $30.97
| Chimney Rock |  |  | NJ | New York-Newark-Jersey City | 218 | 218 | 100.0% |  |  | 50 | Whole Foods, Nordstrom Rack, Saks Off 5th, The Container Store, Ulta, LL Bean | $38.34
| District at Metuchen | C | 20% | NJ | New York-Newark-Jersey City | 67 | 13 | 100.0% |  |  | 44 | Whole Foods | $33.14
(2) | Emerson Plaza |  |  | NJ | New York-Newark-Jersey City | 85 | 85 | 95.3% |  |  | 53 | Shoprite, K-9 Resorts Luxury Pet Hotel | $14.50
(2) | Ferry Street Plaza |  |  | NJ | New York-Newark-Jersey City | 108 | 108 | 100.0% |  |  | 63 | Seabra Foods, Flaming Grill | $23.41
(2) | Glenwood Green | M | 70% | NJ | Philadelphia-Camden-Wilmington | 355 | 355 | 95.6% |  |  | 80 | ShopRite, Target, Rendina | $16.84
(2) | H Mart Plaza |  |  | NJ | New York-Newark-Jersey City | 7 | 7 | 100.0% |  |  |  | - | $46.32
| Haddon Commons | GRI | 40% | NJ | Philadelphia-Camden-Wilmington | 54 | 22 | 100.0% |  |  | 34 | Acme Markets | $18.29
(2) | Meadtown Shopping Center |  |  | NJ | New York-Newark-Jersey City | 77 | 77 | 100.0% |  |  |  | Marshalls, Petco, Walgreens | $26.71
(2) | Midland Park Shopping Center |  |  | NJ | New York-Newark-Jersey City | 129 | 129 | 91.9% |  |  | 30 | Kings Food Markets, Crunch Fitness | $25.08
| Plaza Square | GRI | 40% | NJ | New York-Newark-Jersey City | 103 | 41 | 80.0% |  |  | 43 | Grocer, Retro Fitness | $18.05
(2) | Pompton Lakes Towne Square |  |  | NJ | New York-Newark-Jersey City | 66 | 66 | 92.2% |  |  |  | Planet Fitness | $26.29
(2) | Rite Aid Plaza-Waldwick Plaza |  |  | NJ | New York-Newark-Jersey City | 20 | 20 | 100.0% |  |  |  | Rite Aid | $30.42
(2) | South Pass Village |  |  | NJ | New York-Newark-Jersey City | 109 | 109 | 100.0% |  |  | 45 | Acme Markets | $32.06
(2) | Valley Ridge Shopping Center |  |  | NJ | New York-Newark-Jersey City | 103 | 103 | 93.0% |  |  | 39 | Whole Foods | $27.33
(2) | Van Houten Plaza |  |  | NJ | New York-Newark-Jersey City | 42 | 42 | 100.0% |  |  |  | Dollar Tree | $11.05
(2) | Waldwick Plaza |  |  | NJ | New York-Newark-Jersey City | 27 | 27 | 100.0% |  |  |  | - | $28.19
(2) | Washington Commons | M | 100% | NJ | New York-Newark-Jersey City | 74 | 74 | 94.2% |  |  | 44 | Stop & Shop | $23.95
|  |  |  | NJ |  | 1,885 | 1,699 | 96.6% | 96.4% | 0 | 627 |  | $25.19
| 101 7th Avenue |  |  | NY | New York-Newark-Jersey City | 57 | 57 | 0.0% |  |  |  | - | $0.00
(2) | 111 Kraft Avenue |  |  | NY | New York-Newark-Jersey City | 9 | 9 | 74.1% |  |  |  | - | $50.80
| 1175 Third Avenue |  |  | NY | New York-Newark-Jersey City | 23 | 23 | 100.0% |  |  | 10 | Whole Foods, Five Below | $112.26
| 1225-1239 Second Ave |  |  | NY | New York-Newark-Jersey City | 19 | 19 | 100.0% |  |  | 13 | Dumbo Market | $83.90
(2) | 260-270 Sawmill Road |  |  | NY | New York-Newark-Jersey City | 3 | 3 | 100.0% |  |  |  | - | $1.69
(2) | 27 Purchase Street |  |  | NY | New York-Newark-Jersey City | 10 | 10 | 100.0% |  |  |  | - | $39.59
(2) | 410 South Broadway |  |  | NY | New York-Newark-Jersey City | 7 | 7 | 100.0% |  |  |  | - | $1.21
(2) | 48 Purchase Street |  |  | NY | New York-Newark-Jersey City | 6 | 6 | 100.0% |  |  |  | - | $82.38
| 90 - 30 Metropolitan Avenue |  |  | NY | New York-Newark-Jersey City | 60 | 60 | 100.0% |  |  | 11 | Michaels, Staples, Trader Joe's | $36.15
(2) | Arcadian Shopping Center |  |  | NY | New York-Newark-Jersey City | 166 | 166 | 97.9% |  |  | 65 | Stop & Shop, Westchester Community College, The 19th Hole | $24.78
(2) | Biltmore Shopping Center |  |  | NY | New York-Newark-Jersey City | 17 | 17 | 100.0% |  |  |  | - | $39.90
| Broadway Plaza |  |  | NY | New York-Newark-Jersey City | 147 | 147 | 93.2% |  |  | 18 | Aldi, Best Buy, Bob's Discount Furniture, TJ Maxx, Blink Fitness | $41.90
(2) | Carmel ShopRite Plaza |  |  | NY | New York-Newark-Jersey City | 142 | 142 | 96.9% |  |  | 65 | Shoprite, Carmel Cinema, Gold's Gyn, Rite Aid | $14.50
(2) | Chilmark Shopping Center |  |  | NY | New York-Newark-Jersey City | 47 | 47 | 100.0% |  |  |  | CVS | $32.98
| Clocktower Plaza Shopping Ctr |  |  | NY | New York-Newark-Jersey City | 79 | 79 | 96.9% |  |  | 63 | Stop & Shop | $48.76
(2) | DeCicco's Plaza |  |  | NY | New York-Newark-Jersey City | 70 | 70 | 97.0% |  |  | 30 | Decicco & Sons | $40.53

Supplemental Information 31

Portfolio Summary Report By State

December 31, 2024

(GLA in thousands)

|  |  |  |  |  | JVs at 100% | REG's pro-rata share | REG's pro-rata share | REG's pro-rata share |  |  |  |
Property Name | JV | REG % | State | CBSA | GLA | GLA | % Leased | % Leased - Retail Operating Properties | Retailer- Owned GLA | Grocery Anchor GLA | Major Tenants (1) | Avg. Base Rent PSF
(2) | District Shops of Pelham Manor (fka Pelham Manor Plaza) |  |  | NY | New York-Newark-Jersey City | 25 | 25 | 74.5% |  |  | 10 | Manor Market | $36.02
| East Meadow Plaza |  |  | NY | New York-Newark-Jersey City | 139 | 139 | 85.6% |  |  | 31 | Lidl, Dollar Deal | $25.93
(2) | Eastchester Plaza |  |  | NY | New York-Newark-Jersey City | 24 | 24 | 100.0% |  |  |  | CVS | $37.50
| Eastport |  |  | NY | New York-Newark-Jersey City | 48 | 48 | 94.0% |  |  |  | King Kullen, Rite Aid | $13.04
(2) | Gateway Plaza | O | 50% | NY | New York-Newark-Jersey City | 198 | 99 | 100.0% |  |  |  | Walmart, Bob's Discount Furniture | $9.78
(2) | Harrison Shopping Square |  |  | NY | New York-Newark-Jersey City | 26 | 26 | 95.2% |  |  | 12 | The Goddard School | $23.68
(2) | Heritage 202 Center |  |  | NY | New York-Newark-Jersey City | 19 | 19 | 93.8% |  |  |  | - | $36.54
| Hewlett Crossing I & II |  |  | NY | New York-Newark-Jersey City | 52 | 52 | 100.0% |  |  |  | - | $39.55
| Lake Grove Commons | GRI | 40% | NY | New York-Newark-Jersey City | 141 | 57 | 100.0% |  |  | 48 | Whole Foods, LA Fitness | $37.39
(2) | Lakeview Shopping Center |  |  | NY | New York-Newark-Jersey City | 165 | 165 | 97.9% |  |  | 45 | Acme, Planet Fitness, Montclare Children's School, Rite Aid | $18.55
(2) | Marine's Taste of Italy |  |  | NY | Torrington | 3 | 3 | 100.0% |  |  |  | - | $28.73
(2) | McLean Plaza | M | 100% | NY | New York-Newark-Jersey City | 58 | 58 | 88.4% |  |  | 35 | Acme Markets | $19.92
(2) | Midway Shopping Center | O | 12% | NY | New York-Newark-Jersey City | 244 | 29 | 97.4% |  |  | 74 | Shoprite, JoAnn, Amazing Savings, CVS, Planet Fitness, Denny's Kids, Ulta | $26.83
(2) | New City PCSB Bank Pad |  |  | NY | New York-Newark-Jersey City | 3 | 3 | 100.0% |  |  |  | - | $102.08
(2) | Orangetown Shopping Center | M | 100% | NY | New York-Newark-Jersey City | 76 | 76 | 91.5% |  |  |  | CVS | $22.26
(2) | Purchase Street Shops |  |  | NY | New York-Newark-Jersey City | 6 | 6 | 100.0% |  |  |  | - | $37.74
(2) | Putnam Plaza | O | 67% | NY | New York-Newark-Jersey City | 189 | 126 | 89.1% |  |  |  | Tops, Dollar World, Rite Aid, Harbor Freight Tools | $17.62
(2) | Riverhead Plaza | O | 50% | NY | New York-Newark-Jersey City | 13 | 6 | 100.0% |  |  |  | - | $39.46
| Rivertowns Square |  |  | NY | New York-Newark-Jersey City | 116 | 116 | 93.9% |  |  | 18 | Ulta, The Learning Experience, Mom's Organic Market, Look Cinemas | $27.79
(2) | Somers Commons |  |  | NY | New York-Newark-Jersey City | 135 | 135 | 89.9% |  |  |  | Level Fitness, Tractor Supply, Goodwill | $17.79
(2) | Staples Plaza-Yorktown Heights |  |  | NY | New York-Newark-Jersey City | 125 | 125 | 100.0% |  |  |  | Level Fitness, Staples, Party City, Extra Space Storage | $11.45
(2) | Tanglewood Shopping Center |  |  | NY | New York-Newark-Jersey City | 28 | 28 | 96.6% |  |  |  | - | $44.02
| The Gallery at Westbury Plaza |  |  | NY | New York-Newark-Jersey City | 312 | 312 | 98.4% |  |  | 13 | Trader Joe's, Nordstrom Rack, Saks Fifth Avenue, Bloomingdale's, The Container Store, HomeGoods, Old Navy, Gap Outlet, Bassett Home Furnishings, Famous Footwear | $53.54
| The Meadows (fka East Meadow) |  |  | NY | New York-Newark-Jersey City | 141 | 141 | 94.8% |  |  | 93 | Marshalls, Stew Leonard's, Net Cost Market, Catch Air | $16.48
| The Point at Garden City Park |  |  | NY | New York-Newark-Jersey City | 105 | 105 | 100.0% |  |  | 52 | King Kullen, Ace Hardware | $31.29
(2) | The Shops at SunVet (fka SunVet) | M | 100% | NY | New York-Newark-Jersey City | 172 | 172 | 73.3% |  |  | 40 | Whole Foods, Nordstrom Rack | $45.92
(2) | Towne Centre at Somers |  |  | NY | New York-Newark-Jersey City | 84 | 84 | 98.2% |  |  |  | CVS | $31.74
| Valley Stream |  |  | NY | New York-Newark-Jersey City | 99 | 99 | 95.0% |  |  |  | King Kullen | $31.10
(2) | Village Commons |  |  | NY | New York-Newark-Jersey City | 28 | 28 | 87.6% |  |  |  | - | $39.47
| Wading River |  |  | NY | New York-Newark-Jersey City | 99 | 99 | 96.4% |  |  |  | King Kullen, CVS, Ace Hardware | $24.56
| Westbury Plaza |  |  | NY | New York-Newark-Jersey City | 390 | 390 | 100.0% |  |  | 110 | WalMart, Costco, Marshalls, Total Wine and More, Olive Garden | $28.10
|  |  |  | NY |  | 4,125 | 3,656 | 93.5% | 94.5% | 0 | 854 |  | $29.89
| Cherry Grove |  |  | OH | Cincinnati | 203 | 203 | 96.0% |  |  | 66 | Kroger, Shoe Carnival, TJ Maxx, Tuesday Morning | $13.34
| East Pointe |  |  | OH | Columbus | 111 | 111 | 100.0% |  |  | 76 | Kroger | $11.65
| Hyde Park |  |  | OH | Cincinnati | 398 | 398 | 100.0% |  |  | 100 | Kroger, Kohl's, Walgreens, Ace Hardware, Staples, Marshalls, Five Below | $17.41
| Kroger New Albany Center |  |  | OH | Columbus | 96 | 96 | 100.0% |  |  | 65 | Kroger | $14.12
| Northgate Plaza (Maxtown Road) |  |  | OH | Columbus | 117 | 117 | 100.0% |  | 90 | 91 | Kroger, (Home Depot) | $12.51
| Red Bank Village |  |  | OH | Cincinnati | 176 | 176 | 100.0% |  |  | 152 | WalMart | $8.00
| Regency Commons |  |  | OH | Cincinnati | 34 | 34 | 84.0% |  |  |  | - | $27.58
| West Chester Plaza |  |  | OH | Cincinnati | 88 | 88 | 96.8% |  |  | 67 | Kroger | $10.20
|  |  |  | OH |  | 1,224 | 1,224 | 98.7% | 98.7% | 90 | 616 |  | $13.82
| Corvallis Market Center |  |  | OR | Corvallis | 85 | 85 | 100.0% |  |  | 12 | Michaels, TJ Maxx, Trader Joe's | $22.79
| Greenway Town Center | GRI | 40% | OR | Portland-Vancouver-Hillsboro | 93 | 37 | 97.5% |  |  | 38 | Dollar Tree, Rite Aid, Whole Foods | $17.00
| Murrayhill Marketplace |  |  | OR | Portland-Vancouver-Hillsboro | 150 | 150 | 90.4% |  |  | 41 | Safeway, Planet Fitness | $22.03
| Northgate Marketplace |  |  | OR | Medford | 81 | 81 | 96.3% |  |  | 13 | Trader Joe's, REI, PETCO | $25.26
| Northgate Marketplace Ph II |  |  | OR | Medford | 177 | 177 | 96.4% |  |  |  | Dick's Sporting Goods, Homegoods, Marshalls | $18.12
| Sherwood Crossroads |  |  | OR | Portland-Vancouver-Hillsboro | 88 | 88 | 91.9% |  |  | 55 | Safeway | $12.40
| Tanasbourne Market |  |  | OR | Portland-Vancouver-Hillsboro | 71 | 71 | 100.0% |  |  | 57 | Whole Foods | $33.11
| Walker Center |  |  | OR | Portland-Vancouver-Hillsboro | 89 | 89 | 95.7% |  |  |  | REI | $28.64
|  |  |  | OR |  | 834 | 778 | 95.4% | 95.4% | 0 | 215 |  | $22.07
| Allen Street Shopping Ctr | GRI | 40% | PA | Allentown-Bethlehem-Easton | 46 | 18 | 100.0% |  |  | 22 | Grocery Outlet Bargain Market | $19.71
| Baederwood Shopping Center | M | 80% | PA | Philadelphia-Camden-Wilmington | 117 | 117 | 97.4% |  |  | 40 | Whole Foods, Planet Fitness | $28.52
| City Avenue Shopping Center | GRI | 40% | PA | Philadelphia-Camden-Wilmington | 157 | 63 | 96.1% |  |  |  | Ross Dress for Less, TJ Maxx, Dollar Tree | $21.97
| Gateway Shopping Center |  |  | PA | Philadelphia-Camden-Wilmington | 224 | 224 | 96.0% |  |  | 11 | Trader Joe's, Staples, TJ Maxx, Jo-Ann Fabrics | $36.71
| Hershey |  |  | PA | Harrisburg-Carlisle | 6 | 6 | 100.0% |  |  |  | - | $30.00
| Lower Nazareth Commons |  |  | PA | Allentown-Bethlehem-Easton | 101 | 101 | 100.0% |  | 244 | 111 | Burlington Coat Factory, PETCO, (Wegmans), (Target) | $28.73
| Mercer Square Shopping Center | GRI | 40% | PA | Philadelphia-Camden-Wilmington | 91 | 37 | 100.0% |  |  | 51 | Weis Markets | $23.43
| Newtown Square Shopping Center | GRI | 40% | PA | Philadelphia-Camden-Wilmington | 142 | 57 | 96.5% |  |  | 56 | Acme Markets, Michael's | $20.87
| Stefko Boulevard Shopping Center | GRI | 40% | PA | Allentown-Bethlehem-Easton | 134 | 54 | 97.9% |  |  | 73 | Valley Farm Market, Dollar Tree, Muscle Inc. Gym | $11.44
| Warwick Square Shopping Center | GRI | 40% | PA | Philadelphia-Camden-Wilmington | 93 | 37 | 95.6% |  |  | 25 | Grocery Outlet Bargain Market, Planet Fitness | $17.47
|  |  |  | PA |  | 1,111 | 713 | 97.3% | 97.3% | 244 | 390 |  | $27.57

Supplemental Information 32

Portfolio Summary Report By State

December 31, 2024

(GLA in thousands)

|  |  |  |  |  | JVs at 100% | REG's pro-rata share | REG's pro-rata share | REG's pro-rata share |  |  |  |
Property Name | JV | REG % | State | CBSA | GLA | GLA | % Leased | % Leased - Retail Operating Properties | Retailer- Owned GLA | Grocery Anchor GLA | Major Tenants (1) | Avg. Base Rent PSF
(2) | East Greenwich Square | O | 70% | RI | Boston-Cambridge-Newton | 159 | 111 | 97.0% |  |  | 39 | Dave's Fresh Marketplace, Les Isle Rose | $20.00
|  |  |  | RI |  | 159 | 111 | 100.0% | 97.0% | 0 | 39 |  | $20.00
| Indigo Square |  |  | SC | Charleston-North Charleston | 51 | 51 | 100.0% |  |  | 22 | Greenwise (Vac 8/29/20) | $32.01
| Merchants Village | GRI | 40% | SC | Charleston-North Charleston | 80 | 32 | 100.0% |  |  | 38 | Publix | $19.16
|  |  |  | SC |  | 131 | 83 | 100.0% | 100.0% | 0 | 59 |  | $27.07
| Harpeth Village Fieldstone |  |  | TN | Nashvil-Davdsn-Murfree-Frankln | 70 | 70 | 100.0% |  |  | 55 | Publix | $17.43
| Northlake Village |  |  | TN | Nashvil-Davdsn-Murfree-Frankln | 135 | 135 | 100.0% |  |  | 75 | Kroger | $16.14
| Peartree Village |  |  | TN | Nashvil-Davdsn-Murfree-Frankln | 110 | 110 | 100.0% |  |  | 84 | Kroger, PETCO | $20.52
|  |  |  | TN |  | 314 | 314 | 100.0% | 100.0% | 0 | 214 |  | $17.93
| Alden Bridge |  |  | TX | Houston-Woodlands-Sugar Land | 139 | 139 | 97.4% |  |  | 68 | Kroger, Walgreens | $21.80
(2) | Baybrook East | O | 50% | TX | Houston-Woodlands-Sugar Land | 155 | 77 | 91.3% |  |  | 106 | H.E.B | $12.73
| Bethany Park Place |  |  | TX | Dallas-Fort Worth-Arlington | 99 | 99 | 98.6% |  |  | 83 | Kroger | $12.07
| CityLine Market |  |  | TX | Dallas-Fort Worth-Arlington | 81 | 81 | 100.0% |  |  | 40 | Whole Foods | $30.87
| CityLine Market Phase II |  |  | TX | Dallas-Fort Worth-Arlington | 22 | 22 | 100.0% |  |  |  | CVS | $28.99
| Cochran's Crossing |  |  | TX | Houston-Woodlands-Sugar Land | 138 | 138 | 93.7% |  |  | 63 | Kroger | $21.16
| Hancock |  |  | TX | Austin-Round Rock-Georgetown | 263 | 263 | 99.2% |  |  | 90 | 24 Hour Fitness, Firestone Complete Auto Care, H.E.B, PETCO, Twin Liquors | $20.53
| Hillcrest Village |  |  | TX | Dallas-Fort Worth-Arlington | 15 | 15 | 100.0% |  |  |  | - | $51.47
| Indian Springs Center |  |  | TX | Houston-Woodlands-Sugar Land | 140 | 140 | 100.0% |  |  | 79 | H.E.B. | $26.92
(2) | Jordan Ranch | M | 50% | TX | Houston-Woodlands-Sugar Land | 162 | 162 | 83.2% |  |  | 118 | HEB | $14.81
| Keller Town Center |  |  | TX | Dallas-Fort Worth-Arlington | 120 | 120 | 95.9% |  |  | 64 | Tom Thumb | $17.00
| Lebanon/Legacy Center |  |  | TX | Dallas-Fort Worth-Arlington | 56 | 56 | 97.0% |  | 63 | 63 | (WalMart) | $31.71
| Market at Preston Forest |  |  | TX | Dallas-Fort Worth-Arlington | 96 | 96 | 100.0% |  |  | 64 | Tom Thumb | $23.28
| Market at Round Rock |  |  | TX | Austin-Round Rock-Georgetown | 123 | 123 | 85.6% |  |  | 30 | Sprout's Markets, Office Depot | $21.63
| Market at Springwoods Village | M | 53% | TX | Houston-Woodlands-Sugar Land | 167 | 167 | 98.9% |  |  | 100 | Kroger | $18.44
| Mockingbird Commons |  |  | TX | Dallas-Fort Worth-Arlington | 120 | 120 | 100.0% |  |  | 49 | Tom Thumb, Ogle School of Hair Design | $22.21
| North Hills |  |  | TX | Austin-Round Rock-Georgetown | 164 | 164 | 98.8% |  |  | 60 | H.E.B. | $23.70
| Panther Creek |  |  | TX | Houston-Woodlands-Sugar Land | 166 | 166 | 99.0% |  |  | 66 | CVS, The Woodlands Childrens Museum, Fitness Project | $25.47
| Prestonbrook |  |  | TX | Dallas-Fort Worth-Arlington | 92 | 92 | 98.9% |  |  | 64 | Kroger | $15.73
| Preston Oaks |  |  | TX | Dallas-Fort Worth-Arlington | 103 | 103 | 96.2% |  |  | 30 | Central Market, Talbots | $41.60
| Shiloh Springs |  |  | TX | Dallas-Fort Worth-Arlington | 110 | 110 | 100.0% |  |  | 61 | Kroger | $15.84
| Shops at Mira Vista |  |  | TX | Austin-Round Rock-Georgetown | 68 | 68 | 100.0% |  |  | 15 | Trader Joe's, Champions Westlake Gymnastics & Cheer | $27.16
(2) | Sienna Grande Shops (fka Sienna) | M | 75% | TX | Houston-Woodlands-Sugar Land | 30 | 30 | 58.6% |  |  |  | - | $35.60
| Southpark at Cinco Ranch |  |  | TX | Houston-Woodlands-Sugar Land | 265 | 265 | 100.0% |  |  | 101 | Kroger, Academy Sports, PETCO, Spec's Liquor and Finer Foods | $14.85
| Sterling Ridge |  |  | TX | Houston-Woodlands-Sugar Land | 129 | 129 | 100.0% |  |  | 63 | Kroger, CVS | $22.98
| Sweetwater Plaza | C | 20% | TX | Houston-Woodlands-Sugar Land | 135 | 27 | 93.7% |  |  | 65 | Kroger, Walgreens | $18.81
| Tech Ridge Center |  |  | TX | Austin-Round Rock-Georgetown | 243 | 243 | 98.3% |  |  | 84 | H.E.B., Pinstack, Baylor Scott & White | $21.47
| The Village at Riverstone |  |  | TX | Houston-Woodlands-Sugar Land | 165 | 165 | 95.0% |  |  | 100 | Kroger | $17.44
(2) | University Commons - Austin | C | 20% | TX | Austin-Round Rock-Georgetown | 218 | 44 | 93.8% |  |  | 126 | HEB | $21.03
| Weslayan Plaza East | GRI | 40% | TX | Houston-Woodlands-Sugar Land | 169 | 68 | 100.0% |  |  |  | Berings, Ross Dress for Less, Michaels, The Next Level Fitness, Spec's Liquor, Trek Bicycle | $22.37
| Weslayan Plaza West | GRI | 40% | TX | Houston-Woodlands-Sugar Land | 186 | 74 | 98.1% |  |  | 52 | Randalls Food, Walgreens, PETCO, Homegoods, Barnes & Noble | $22.38
| Westwood Village |  |  | TX | Houston-Woodlands-Sugar Land | 242 | 242 | 97.5% |  | 127 |  | Fitness Project, PetSmart, Office Max, Ross Dress For Less, TJ Maxx, Kelsey Seybold,(Target) | $19.60
| Woodway Collection | GRI | 40% | TX | Houston-Woodlands-Sugar Land | 97 | 39 | 94.2% |  |  | 45 | Whole Foods | $32.52
|  |  |  | TX |  | 4,477 | 3,846 | 96.8% | 97.9% | 190 | 1,951 |  | $21.37
| Ashburn Farm Village Center | GRI | 40% | VA | Washington-Arlington-Alexandri | 92 | 37 | 100.0% |  |  | 27 | Patel Brothers, The Shop Gym | $18.24
| Belmont Chase |  |  | VA | Washington-Arlington-Alexandri | 91 | 91 | 100.0% |  |  | 40 | Cooper's Hawk Winery, Whole Foods | $35.19
| Carytown Exchange | M | 69% | VA | Richmond | 116 | 116 | 100.0% |  |  | 38 | Publix, CVS | $29.09
| Centre Ridge Marketplace | GRI | 40% | VA | Washington-Arlington-Alexandri | 107 | 43 | 96.2% |  |  | 55 | United States Coast Guard Ex, Planet Fitness | $20.21
| Point 50 |  |  | VA | Washington-Arlington-Alexandri | 48 | 48 | 100.0% |  |  | 30 | Amazon Fresh | $33.27
| Festival at Manchester Lakes | GRI | 40% | VA | Washington-Arlington-Alexandri | 169 | 68 | 96.2% |  |  | 32 | Amazon Fresh, Homesense, Hyper Kidz | $31.39
| Fox Mill Shopping Center | GRI | 40% | VA | Washington-Arlington-Alexandri | 103 | 41 | 97.6% |  |  | 50 | Giant | $27.74
| Greenbriar Town Center | GRI | 40% | VA | Washington-Arlington-Alexandri | 340 | 136 | 97.2% |  |  | 62 | Big Blue Swim School, Bob's Discount Furniture, CVS, Giant, Marshalls, Planet Fitness, Ross Dress for Less, Total Wine and More | $29.79
| Hanover Village Shopping Center | GRI | 40% | VA | Richmond | 90 | 36 | 100.0% |  |  | 18 | Aldi, Tractor Supply Company, Harbor Freight Tools, Dollar Tree | $10.35
| Kamp Washington Shopping Center | GRI | 40% | VA | Washington-Arlington-Alexandri | 71 | 28 | 100.0% |  |  |  | PGA Tour Superstore | $35.50
| Kings Park Shopping Center | GRI | 40% | VA | Washington-Arlington-Alexandri | 96 | 39 | 100.0% |  |  | 51 | Giant, CVS | $34.87
| Lorton Station Marketplace | C | 20% | VA | Washington-Arlington-Alexandri | 136 | 27 | 91.4% |  |  | 63 | Amazon Fresh, Planet Fitness, Five Below, LLC | $26.76
| Saratoga Shopping Center | GRI | 40% | VA | Washington-Arlington-Alexandri | 113 | 45 | 95.1% |  |  | 56 | Giant | $22.48
| Shops at County Center |  |  | VA | Washington-Arlington-Alexandri | 101 | 101 | 100.0% |  |  | 52 | Harris Teeter, Planet Fitness | $21.74
| The Crossing Clarendon |  |  | VA | Washington-Arlington-Alexandri | 420 | 420 | 96.2% |  |  | 34 | Whole Foods, Crate & Barrel, The Container Store, Barnes & Noble, Pottery Barn, Ethan Allen, The Cheesecake Factory, LifeTime, Corobus Sports, Three Notch'd Brewing Company | $39.71
| The Field at Commonwealth |  |  | VA | Washington-Arlington-Alexandri | 167 | 167 | 100.0% |  |  | 122 | Wegmans | $23.89

Supplemental Information 33

Portfolio Summary Report By State

December 31, 2024

(GLA in thousands)

|  |  |  |  |  | JVs at 100% | REG's pro-rata share | REG's pro-rata share | REG's pro-rata share |  |  |  |
Property Name | JV | REG % | State | CBSA | GLA | GLA | % Leased | % Leased - Retail Operating Properties | Retailer- Owned GLA | Grocery Anchor GLA | Major Tenants (1) | Avg. Base Rent PSF
| Village Center at Dulles | C | 20% | VA | Washington-Arlington-Alexandri | 307 | 61 | 85.5% |  |  | 48 | Giant, CVS, Advance Auto Parts, Chuck E. Cheese, HomeGoods, Goodwill, Furniture Max | $30.62
| Village Shopping Center | GRI | 40% | VA | Richmond | 116 | 46 | 83.8% |  |  | 45 | Publix, CVS | $26.94
| Willston Centre I | GRI | 40% | VA | Washington-Arlington-Alexandri | 105 | 42 | 86.5% |  |  |  | Fashion K City | $30.38
| Willston Centre II | GRI | 40% | VA | Washington-Arlington-Alexandri | 136 | 54 | 100.0% |  | 141 | 59 | Safeway, (Target), (PetSmart) | $28.50
|  |  |  | VA |  | 2,925 | 1,647 | 96.9% | 96.9% | 141 | 882 |  | $30.49
| 6401 Roosevelt |  |  | WA | Seattle-Tacoma-Bellevue | 8 | 8 | 100.0% |  |  |  | - | $27.92
| Aurora Marketplace | GRI | 40% | WA | Seattle-Tacoma-Bellevue | 107 | 43 | 100.0% |  |  | 49 | Safeway, TJ Maxx | $19.13
| Ballard Blocks I | O | 50% | WA | Seattle-Tacoma-Bellevue | 132 | 66 | 98.4% |  |  | 12 | LA Fitness, Ross Dress for Less, Trader Joe's | $27.71
| Ballard Blocks II | O | 50% | WA | Seattle-Tacoma-Bellevue | 117 | 58 | 99.0% |  |  | 25 | Bright Horizons, Kaiser Permanente, PCC Community Markets, Prokarma, Trufusion, West Marine | $35.03
| Broadway Market | C | 20% | WA | Seattle-Tacoma-Bellevue | 140 | 28 | 94.3% |  |  | 64 | Gold's Gym, Mosaic Salon Group, Quality Food Centers | $29.42
| Cascade Plaza | C | 20% | WA | Seattle-Tacoma-Bellevue | 206 | 41 | 86.9% |  |  | 49 | Big 5 Sporting Goods, Dollar Tree, Jo-Ann Fabrics, Planet Fitness, Ross Dress For Less, Safeway, Aaron's | $13.24
| Eastgate Plaza | GRI | 40% | WA | Seattle-Tacoma-Bellevue | 85 | 34 | 100.0% |  |  | 29 | Safeway, Rite Aid | $32.47
| Grand Ridge Plaza |  |  | WA | Seattle-Tacoma-Bellevue | 331 | 331 | 99.5% |  |  | 45 | Bevmo!, Dick's Sporting Goods, Marshalls, Regal Cinemas,Safeway, Ulta | $27.53
| Inglewood Plaza |  |  | WA | Seattle-Tacoma-Bellevue | 17 | 17 | 100.0% |  |  |  | - | $48.11
| Island Village |  |  | WA | Seattle-Tacoma-Bellevue | 106 | 106 | 98.7% |  |  | 49 | Safeway, Rite Aid | $16.47
| Klahanie Shopping Center |  |  | WA | Seattle-Tacoma-Bellevue | 67 | 67 | 89.6% |  | 40 | 40 | (QFC) | $39.15
| Melrose Market |  |  | WA | Seattle-Tacoma-Bellevue | 21 | 21 | 92.7% |  |  |  | - | $37.57
| Overlake Fashion Plaza | GRI | 40% | WA | Seattle-Tacoma-Bellevue | 87 | 35 | 100.0% |  | 230 | 13 | Marshalls, Bevmo!, Amazon Go Grocery | $30.71
| Pine Lake Village |  |  | WA | Seattle-Tacoma-Bellevue | 103 | 103 | 98.6% |  |  | 41 | Quality Food Centers, Rite Aid | $27.82
| Roosevelt Square |  |  | WA | Seattle-Tacoma-Bellevue | 150 | 150 | 84.7% |  |  | 50 | Whole Foods, Guitar Center, LA Fitness | $28.96
| Sammamish-Highlands |  |  | WA | Seattle-Tacoma-Bellevue | 101 | 101 | 100.0% |  | 55 | 67 | Trader Joe's, Bartell Drugs, (Safeway) | $39.83
| Southcenter |  |  | WA | Seattle-Tacoma-Bellevue | 58 | 58 | 100.0% |  | 112 |  | (Target) | $36.04
|  |  |  | WA |  | 1,836 | 1,267 | 96.5% | 96.5% | 437 | 532 |  | $29.11
| Regency Centers Total |  |  |  |  | 57,315 | 48,814 | 96.3% | 96.5% | 3,747 | 17,497 |  | $25.16

(1)
Major Tenants are the grocery anchor and any tenant 10,000 square feet or greater. Retailers in parenthesis are a shadow anchor and not a part of the owned property.
(2)
Non-Same Property.

Note: | In-process developments are bolded and italicized.

C: | Real Estate Partnership with State of Oregon

GRI: | Real Estate Partnership with GRI

M: | Real Estate Partnership with Minority Partner

O: | Other, single property Real Estate Partnerships

Supplemental Information 34

As of December 31, 2024

(unaudited and in thousands)

Real Estate: Operating
Operating Portfolio NOI Excluding Straight-line Rent and Above/Below Market Rent - Current Quarter |  |
Consolidated NOI (page 5) |  | $239,858
Share of Unconsolidated JV NOI (page 7) |  | $27,132
Less: Noncontrolling Interests (page 7) |  | $(2,112)
Pro Rata Share of Operating Portfolio NOI |  | $264,878
Quarterly Base Rent From Leases Signed But Not Yet Rent-Paying |  |
Retail Operating Properties Excluding In-Process Redevelopments (Quarterly) |  | $6,932
Retail Operating Properties Including In-Process Redevelopments (Quarterly) |  | $11,068

Real Estate: In-Process Ground-Up Developments and Redevelopments |  |
In-Process Ground-Up Development
REG's Estimated Net Project Costs (page 17) |  | $238,000
Stabilized Yield (page 17) |  | 7%
Annualized Proforma Stabilized NOI |  | $16,660
% of Costs Incurred (page 17) |  | 45%
Construction in Progress |  | $107,100
NOI from In-Process Ground-Up Development - Current Quarter
In-place NOI from Current Year Ground-Up Development Completions |  | $507
In-place NOI from In-Process Ground-Up Developments |  | $146
In-Process Redevelopment Projects
REG's Estimated Net Project Costs (page 17) |  | $259,000
Stabilized Yield (page 17) |  | 10%
Annualized Proforma Stabilized NOI |  | $25,900
% of Costs Incurred (page 17) |  | 34%
Construction in Progress |  | $88,060
NOI from In-Process Redevelopment - Current Quarter
In-place NOI from Current Year Redevelopment Completions |  | $1,850
In-place NOI from In-Process Redevelopments |  | $(682)

Fee Income |  |
Third-Party Management Fees and Commissions - Current Quarter (page 5) |  | $7,978
Less: Share of JV's Total fee income - Current Quarter (page 7) |  | $(256)

Other Assets |  |
Estimated Market Value of Land & Non-income Producing Assets |  |
Land held for sale or future development |  | $32,277
Outparcels at retail operating properties |  | $6,839
Non-income producing assets |  | $11,800
Total Estimated Market Value of Land & Non-income Producing Assets |  | $50,916
Regency's Pro-Rata Share (page 3 & 6) |  |
Cash and Cash Equivalents |  | $18,990
Tenant and other receivables, excluding Straight line rent receivables |  | $103,235
Other Assets, excluding Goodwill |  | $153,089

Liabilities |  |
Regency's Pro-Rata Share (page 3 & 6) |  |
Notes payable |  | $4,956,880
Accounts payable and other liabilities |  | $416,156
Tenants' security, escrow deposits |  | $85,238
Preferred Stock |  | $225,000

Common Shares and Equivalents Outstanding |  |
Common Shares and Equivalents Issued and Outstanding (page 1) |  | 182,458

Supplemental Information 35

E arnings Guidance

December 31, 2024

Full Year 2025 Guidance (in thousands, except per share data) | 2024 Actual | 2025 Guidance
Net Income Attributable to Common Shareholders per diluted share | $2.11 | $2.25 - $2.31
Nareit Funds From Operations (“Nareit FFO”) per diluted share | $4.30 | $4.52 - $4.58
Core Operating Earnings per diluted share(1) | $4.13 | $4.30 - $4.36
Same property NOI growth without termination fees(2) | 3.6% | +3.2% to +4.0%
Non-cash revenues(3) | $45,047 | +/-$45,000
G&A expense, net(4) | $96,519 | $93,000-$96,000
Interest expense, net and Preferred stock dividends(5) | $214,815 | $231,000-$234,000
Management, transaction and other fees | $26,911 | +/-$27,000
Development and Redevelopment spend | $228,847 | +/-$250,000
Acquisitions | $91,905 | +/-$135,000
Cap rate (weighted average) | 6.4% | +/- 5.5%
Dispositions | $111,850 | +/-$75,000
Cap rate (weighted average) | 5.4% | +/- 6.0%
Share/unit issuances | $0 | $100,000
Share/unit repurchases | $200,000 | $0
Merger-related transition expense | $7,718 | $0

Reconciliation of Net Income to Earnings Guidance (per diluted share) |  | Full Year 2025
|  | Low |  | High
Net income attributable to common shareholders |  | $2.25 |  | 2.31
Adjustments to reconcile net income to Nareit FFO: |  |  |  |
Depreciation and amortization (excluding FF&E) |  | 2.26 |  | 2.26
Exchangeable operating partnership units |  | 0.01 |  | 0.01
Nareit Funds From Operations |  | $4.52 |  | 4.58
Adjustments to reconcile Nareit FFO to Core Operating Earnings: |  |  |  |
Straight line rent, net |  | (0.13) |  | (0.13)
Above/below market rent amortization, net |  | (0.12) |  | (0.12)
Debt and derivative mark-to-market amortization |  | 0.03 |  | 0.03
Core Operating Earnings |  | $4.30 |  | 4.36

Note: Figures above represent 100% of Regency's consolidated entities and its pro-rata share of unconsolidated real estate partnerships, with the exception of items that are net of noncontrolling interests including per share data, "Development and Redevelopment spend", "Acquisitions", and "Dispositions".

(1)
Core Operating Earnings excludes from Nareit FFO: (i) transaction related income or expenses; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from straight-line rents, above and below market rent amortization, and debt and derivative mark-to-market amortization; and (iv) other amounts as they occur.
(2)
2024 Same property NOI growth excludes $4.4M of collections of 2020/2021 reserves in 2023, with growth of 3.1% when not excluded.
(3)
Includes above and below market rent amortization and straight-line rents, and excludes debt and derivative mark to market amortization.
(4)
Represents "General & administrative, net" before gains or losses on deferred compensation plan, as reported on supplemental pages 5 and 7 and calculated on a pro rata basis.
(5)
Includes debt and derivative mark to market amortization, and is net of interest income.

Forward-looking statements involve risks, uncertainties and assumptions. 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.

Supplemental Information 36

G lossary of Terms

December 31, 2024

Non-GAAP measures

Adjusted Funds From Operations (AFFO): An additional performance measure used by Regency that reflects cash available to fund the Company’s business needs and distribution to shareholders. AFFO is calculated by adjusting Core Operating Earnings for (i) capital expenditures necessary to maintain and lease the Company’s portfolio of properties, (ii) debt cost and derivative adjustments and (iii) stock-based compensation.

Core Operating Earnings: An additional performance measure used by Regency because the computation of Nareit Funds from Operations (“Nareit FFO”) includes certain non-comparable items that affect the Company's period-over-period performance. Core Operating Earnings excludes from Nareit FFO: (i) transaction related income or expenses; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from straight-line rents, above and below market rent amortization, and debt and derivative mark-to-market amortization; and (iv) other amounts as they occur. The Company provides a reconciliation of both Net Income Attributable to Common Shareholders to Nareit FFO and Nareit FFO to Core Operating Earnings.

Fixed Charge Coverage Ratio: Operating EBITDA re divided by the sum of the gross interest and scheduled mortgage principal paid to our lenders.

Nareit Funds From Operations (Nareit FFO): Nareit FFO is a commonly used measure of REIT performance, which Nareit defines as net income, computed in accordance with GAAP, excluding gains on sales and impairments of real estate, net of tax, plus depreciation and amortization, and after adjustments for unconsolidated real estate investment partnerships and joint ventures. Regency computes Nareit FFO for all periods presented in accordance with Nareit's definition. Companies use different depreciable lives and methods, and real estate values historically fluctuate with market conditions. Since Nareit FFO excludes depreciation and amortization and gains on sale and impairments of real estate, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in percent leased, 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, Nareit 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 a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income Attributable to Common Shareholders to Nareit FFO.

Net Operating Income (NOI): The sum of base rent, percentage rent, termination fee income, tenant recoveries, other lease income, and other property income, less operating and maintenance expenses, real estate taxes, ground rent, termination expense, and uncollectible lease income. NOI excludes straight-line rental income and expense, above and below market rent and ground rent amortization, tenant lease inducement amortization, and other fees. The Company also provides disclosure of NOI excluding termination fees, which excludes both termination fee income and expenses. Management believes that NOI is a useful measure for investors because it provides insight into the core operations and performance of our properties, independent of the capital structure, financing activities, and non-operating factors. By focusing on property-level performance, NOI allows investors to compare the profitability of our real estate assets across periods and with those of other REIT peers in the industry, facilitating a clearer understanding of trends in occupancy, rental income, and operating expense management. In addition to its relevance for investors, management uses NOI as a key performance metric in making operational and strategic decisions. NOI is used to evaluate income generated from shopping centers (i.e., return on assets) and to guide decisions on capital investments. These decisions may include acquisitions, redevelopments, and investments in capital improvements.

Operating EBITDA re: Nareit EBITDA re is a measure of REIT performance, which the Nareit defines as net income, computed in accordance with GAAP, excluding (i) interest expense; (ii) income tax expense; (iii) depreciation and amortization; (iv) gains on sales of real estate; (v) impairments of real estate; and (vi) adjustments to reflect the Company’s share of unconsolidated partnerships and joint ventures. Operating EBITDA re excludes from Nareit EBITDA re certain non-cash components of earnings derived from straight-line rents and above and below market rent amortization. The Company provides a reconciliation of Net Income to Nareit EBITDA re to Operating EBITDA re.

Pro-rata information: includes 100% of the Company’s consolidated properties plus its economic share (based on the ownership interest) in the unconsolidated real estate investment partnerships. The Company provides Pro-rata financial information because Regency believes it assists investors and analysts in estimating the economic interest in the consolidated and unconsolidated real estate investment partnerships, when read in conjunction with the Company’s reported results under GAAP. The Company believes presenting its Pro-rata share of assets, liabilities, operating results, and other metrics, along with certain other non-GAAP measures, makes comparisons of its operating results to those of other REITs more meaningful. The Pro-rata information provided is not, nor is it intended to be, presented in accordance with GAAP. The Pro-rata supplemental details of assets and liabilities and supplemental details of operations reflect the Company’s proportionate economic ownership of the assets, liabilities, and operating results of the properties in our portfolio.

The Pro-rata information is prepared on a basis consistent with the comparable consolidated amounts and is intended to more accurately reflect the Company’s proportionate economic interest in the assets, liabilities, and operating results of properties in its portfolio. The Company does not control the unconsolidated real estate partnerships, and the Pro-rata presentations of the assets and liabilities, and revenues and expenses do not 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

Supplemental Information 37

according to their invested capital. The Company’s share of invested capital establishes the ownership interests Regency uses to prepare its Pro-rata share.

The presentation of Pro-rata information has limitations which include, but are not limited to, the following:

•
The amounts shown on the individual line items were derived by applying our overall economic ownership interest percentage determined when applying the equity method of accounting and do not necessarily represent our legal claim to the assets and liabilities, or the revenues and expenses; and
•
Other companies in our industry may calculate their Pro-rata interest differently, limiting the comparability of Pro-rata information.

Because of these limitations, the Pro-rata financial information should not be considered independently or as a substitute for the financial statements as reported under GAAP. The Company compensates for these limitations by relying primarily on our GAAP financial statements, using the Pro-rata information as a supplement.

Other Defined Terms

Development Completion: A Property in Development that is deemed complete upon the earlier of (i) 90% of total estimated net development costs have been incurred and percent leased equals or exceeds 95%, or (ii) the property features at least two years of anchor operations. Once deemed complete, the property is termed a Retail Operating Property.

Non-Same Property: Any property, during either calendar year period being compared, that was acquired, sold, a Property in Development, a Development Completion, or a property under, or being positioned for, significant redevelopment that distorts comparability between periods. Non-retail properties and corporate activities, including the captive insurance program, are part of Non-Same Property. Please refer to the footnote on Property Summary Report for Non-Same Property detail.

Other lease income: includes revenue derived from various lease-related activities beyond standard base or percentage rent. This primarily includes income from temporary tenants, late fees, signage and marketing fees, sustainability income, land/building rentals, communications tower leases, tenant/employee parking fees, incidental income, and other ancillary charges generally outlined in lease agreements.

Other property income: includes parking fees and other incidental income from the properties and is generally recognized at the point in time that the performance obligation is met.

Property In Development: Properties in various stages of ground-up development.

Property In Redevelopment: Retail Operating Properties under redevelopment or being positioned for redevelopment. Unless otherwise indicated, a Property in Redevelopment is included in the Same Property pool.

Redevelopment Completion: A Property in Redevelopment that is deemed complete upon the earlier of (i) 90% of total estimated project costs have been incurred and percent leased equals or exceeds 95% for the Company owned GLA related to the project, or (ii) the property features at least two years of anchor operations, if applicable.

Retail Operating Property: Any retail property not termed a Property In Development. A retail property is any property where the majority of the income is generated from retail uses.

Same Property: Retail Operating Property that was owned and operated for the entirety of both calendar year periods being compared. This term excludes Property in Development, prior year Development Completions, and Non-Same Properties. Property in Redevelopment is included unless otherwise indicated.

Supplemental Information 38