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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

February 5, 2026

Date of Report (Date of earliest event reported)

REGENCY CENTERS CORPORATION

REGENCY CENTERS, L.P.

(Exact name of registrant as specified in its charter)

Florida (Regency Centers Corporation) Delaware (Regency Centers, L. P.) |  | 001-12298 (Regency Centers Corporation) 0-24763 (Regency Centers, L.P.) |  | 59-3191743 (Regency Centers Corporation) 59-3429602 (Regency Centers, L.P.)
(State or other jurisdiction of incorporation) |  | (Commission File Number) |  | (IRS Employer Identification No.)

One Independent Drive, Suite 114

Jacksonville, Florida 32202

(Address of principal executive offices) (Zip Code)

(904) 598-7000

(Registrant's telephone number, including area code)

Not Applicable

(Former name or former address, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:

Regency Centers Corporation

Title of each class |  | Trading Symbol(s) |  | Name of each exchange on which registered
Common Stock, $0.01 par value |  | REG |  | The Nasdaq Stock Market LLC
6.250% Series A Cumulative Redeemable Preferred Stock, par value $0.01 per share |  | REGCP |  | The Nasdaq Stock Market LLC
5.875% Series B Cumulative Redeemable Preferred Stock, par value $0.01 per share |  | REGCO |  | The Nasdaq Stock Market LLC

Regency Centers, L.P.

Title of each class |  | Trading Symbol(s) |  | Name of each exchange on which registered
None |  | N/A |  | N/A

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐ |  | Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230 .425)
☐ |  | Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐ |  | Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐ |  | Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. 

Item 2.02 | Disclosure of Results of Operations and Financial Condition

On February 5, 2026, Regency Centers Corporation ("Regency") issued an earnings release for the three and twelve months ended December 31, 2025, which is attached as Exhibit 99.1.

On February 5, 2026, Regency posted on its website, at investors.regencycenters.com, certain supplemental information for the three and twelve months ended December 31, 2025, which are attached as Exhibit 99.2 and Exhibit 99.3, respectively.

Item 7.01 | Regulation FD Disclosures

On February 5, 2026, Regency posted on its website, at investors.regencycenters.com, the Regency Centers Q4 2025 Earnings Presentation.

The information furnished above shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Exchange Act.

Item 9.01 | Financial Statements and Exhibits

(d) Exhibits

Exhibit 99.1 | Earnings release issued by Regency on February 5, 2026, for the three and twelve months ended December 31, 2025.
Exhibit 99.2 | Supplemental information posted on its website on February 5, 2026, for the three and twelve months ended December 31, 2025.
Exhibit 99.3 | Fixed income supplemental information posted on its website on February 5, 2026, for the three and twelve months ended December 31, 2025.
104 | Cover Page Interactive Data File (the cover page XBRL tags are embedded within the inline XBRL documents)

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

|  | REGENCY CENTERS CORPORATION
February 5, 2026 |  | By: |  | /s/ Michael R. Herman
|  |  |  | Michael R. Herman, Senior Vice President General Counsel and Corporate Secretary
|  | REGENCY CENTERS, L.P.
|  | By: Regency Centers Corporation, its general partner
February 5, 2026 |  | By: |  | /s/ Michael R. Herman
|  |  |  | Michael R. Herman, Senior Vice President General Counsel and Corporate Secretary