Every material Form 8-K Regency Centers has filed with the SEC since July 10, 2024, read and summarized by AI: what happened, the key figures, whether it reads positive or negative for shareholders, and how big a deal it is (impact 1-5). Newest first; each brief links to its own page and to the filing on SEC.gov.
Regency Centers reported third quarter 2026 net income attributable to common shareholders of $75.1 million, or $0.41 per diluted share, alongside Nareit FFO of $1.23 per diluted share. The company raised its full-year 2026 Core Operating Earnings guidance midpoint and increased its quarterly common stock dividend by 6% to $0.800 per share. Shareholders experienced higher year-over-year Same Property NOI growth and strong leasing spreads during the quarter.
Reported Q3 2026 Net Income Attributable to Common Shareholders of $75.1 million, or $0.41 per diluted share.
Raised full year 2026 Core Operating Earnings guidance range to $4.65 to $4.67 per diluted share.
Increased quarterly common stock cash dividend by 6% to $0.800 per share.
Same Property NOI increased year-over-year by 5.1% for the third quarter of 2026.
Regency Centers reported second quarter 2026 results on July 29, 2026, with net income attributable to common shareholders of $112.4 million, or $0.61 per diluted share, up from $0.56 a year earlier. The company raised its full-year 2026 Nareit FFO and Core Operating Earnings guidance, which gives shareholders a higher outlook for per-share earnings.
Q2 2026 Nareit FFO was $226.3 million, or $1.21 per diluted share, versus $1.16 in Q2 2025
Full-year 2026 Nareit FFO guidance raised to $4.84 to $4.88 per diluted share, from $4.83 to $4.87
Same Property NOI rose 3.8% year over year in the second quarter, and Same Property percent leased reached 96.9% at June 30, 2026
Regency Centers reported first-quarter 2026 net income attributable to common shareholders of $125.1 million, or $0.68 per diluted share, up from $0.58 a year earlier. The company raised its 2026 net income per diluted share guidance to $2.45-$2.49 from $2.35-$2.39 and reaffirmed its Nareit FFO and Core Operating Earnings guidance.
Q1 2026 Nareit FFO was $1.20 per diluted share, up from $1.15; Core Operating Earnings was $1.16, up from $1.09.
Same Property NOI rose 4.4% year over year, and Same Property percent leased was 96.6%, flat year over year.
2026 net income per diluted share guidance raised to $2.45-$2.49 from $2.35-$2.39; Nareit FFO guidance of $4.83-$4.87 unchanged.
Board authorized a share repurchase program of up to $500 million on February 4, 2026, running until February 28, 2029.
Regency Centers entered into an equity distribution agreement with RBC Capital Markets and Royal Bank of Canada allowing it to sell common stock and forward sale agreements with an aggregate sales price of up to $500 million. The filing says the company will not initially receive proceeds from borrowed shares sold by a forward seller, and proceeds depend on how and when forward sale agreements settle, so the dilution and cash impact to shareholders will depend on future sales.
Shares may be sold from time to time with an aggregate offering price of up to $500 million, including through forward sale agreements
Sales agent commissions will not exceed 2.0% of gross sales prices
Shares will be issued under an automatic shelf registration on Form S-3 filed February 17, 2026
Regency Centers said director C. Ronald Blankenship notified the company on February 4, 2026, that he will not stand for re-election and will retire from the Board when his current term expires, immediately after the 2026 Annual Meeting of Shareholders. The company said the retirement was not due to any disagreement over its operations, policies or practices, and it thanked him for 25 years of service.
Notice of intention to retire given on February 4, 2026
Retirement takes effect upon expiration of current term, immediately after the 2026 Annual Meeting of Shareholders
Mr. Blankenship served 25 years, described by the Board as a leader of the Board
Company states retirement was not due to any disagreement with the company
Regency Centers reported fourth-quarter and full-year 2025 results on February 5, 2026, with core operating earnings and Nareit FFO per diluted share higher than a year earlier. The company also issued initial 2026 guidance, which projects core operating earnings of $4.59 to $4.63 per share, above the $4.41 reported for 2025. Reported net income per share is expected to fall to $2.35 to $2.39 in 2026, from $2.82 in 2025, which included a $72.2 million gain from a partial distribution-in-kind transaction.
Q4 2025 Nareit FFO was $1.17 per diluted share, up from $1.09 a year earlier
Full-year 2025 core operating earnings were $4.41 per diluted share, up 6.8% from $4.13 in 2024
2026 guidance: Nareit FFO of $4.83 to $4.87 and core operating earnings of $4.59 to $4.63 per diluted share
2026 net income per diluted share guidance of $2.35 to $2.39, versus $2.82 in 2025 that included a $72.2 million gain
Regency Centers said its Board voted on December 15, 2025 to elect Mark J. Parrell as a director, effective January 1, 2026, and expanded the Board from eleven to twelve members. Mr. Parrell is currently President and CEO of Equity Residential, and the Company has determined he is independent under Nasdaq listing standards.
Mark J. Parrell elected director effective January 1, 2026; Board size increases from 11 to 12
Mr. Parrell is President and CEO of Equity Residential (NYSE: EQR) since January 2019
Annual non-employee director compensation includes a $75,000 cash retainer and a $125,000 stock rights grant, prorated for 2026
Initially serves on the Audit and Investment committees
Regency Centers reported third quarter 2025 Nareit FFO of $1.15 per diluted share, up from $1.07 a year earlier, and raised its full-year 2025 Nareit FFO guidance to $4.62 to $4.64 per diluted share from $4.59 to $4.63. The board also declared a common dividend of $0.755 per share, an increase of approximately 7.1%, payable January 6, 2026, which matters to shareholders because it raises cash payouts and signals higher expected earnings.
Q3 2025 net income attributable to common shareholders was $0.58 per diluted share, compared with $0.54 in Q3 2024
Q3 2025 Same Property NOI, excluding termination fees, rose 4.8% year over year
2025 Nareit FFO guidance raised to $4.62 to $4.64 per diluted share; Same Property NOI growth guidance raised to +5.25% to +5.5%
Common dividend of $0.755 per share payable January 6, 2026, to holders of record as of December 15, 2025
Regency Centers reported second-quarter 2025 results that improved from a year earlier, with Nareit FFO of $1.16 per diluted share versus $1.06 and net income of $0.56 per diluted share versus $0.54. The company raised its 2025 Nareit FFO guidance to $4.59 to $4.63 per diluted share from $4.52 to $4.58, which is a positive signal for shareholders.
Q2 2025 Nareit FFO was $212.1 million, or $1.16 per diluted share, up from $196.4 million, or $1.06, a year earlier
Same Property NOI, excluding lease termination fees, rose 7.4% for the quarter; 2025 guidance for this measure was raised to 4.5% to 5.0%
2025 Nareit FFO guidance raised to $4.59 to $4.63 per diluted share from $4.52 to $4.58
Subsequent to quarter end, on July 23, 2025, the company acquired five shopping centers in Orange County, CA, for $357 million
Regency Centers reported first-quarter 2025 Nareit FFO of $210.7 million, or $1.15 per diluted share, up from $1.08 a year earlier. Net income attributable to common shareholders was $0.58 per diluted share, the same as in the first quarter of 2024. The company reaffirmed its full-year 2025 guidance, including Nareit FFO of $4.52 to $4.58 per diluted share.
Nareit FFO was $210.7 million, or $1.15 per diluted share, versus $200.0 million, or $1.08, in the first quarter of 2024
Core Operating Earnings were $199.4 million, or $1.09 per diluted share, versus $1.04 a year earlier
Same Property NOI, excluding lease termination fees, rose 4.3% year over year
2025 guidance was unchanged, with Nareit FFO of $4.52 to $4.58 per diluted share and Same Property NOI growth of +3.2% to +4.0% excluding termination fees
Regency Centers reported fourth-quarter and full-year 2024 results and gave initial 2025 guidance. Nareit FFO per diluted share rose to $1.09 in the fourth quarter from $1.02 a year earlier, while net income per diluted share slipped to $0.46 from $0.47, including a $14.3 million impairment charge. The company guided to 2025 Core Operating Earnings of $4.30 to $4.36 per share, above the $4.13 reported for 2024.
Q4 2024 Nareit FFO was $199.5 million, or $1.09 per diluted share, versus $1.02 in Q4 2023; full-year 2024 Nareit FFO was $4.30 per share.
Q4 2024 net income attributable to common shareholders was $83.1 million, or $0.46 per diluted share, versus $0.47 a year earlier; the quarter included a $14.3 million impairment charge.
2025 guidance: Nareit FFO of $4.52 to $4.58 per diluted share and Core Operating Earnings of $4.30 to $4.36, compared with 2024 actuals of $4.30 and $4.13.
Same Property percent leased reached a record 96.7% at December 31, 2024; the quarterly common dividend declared February 4, 2025 is $0.705 per share.
Regency Centers amended the severance and change of control agreement with CEO Lisa Palmer on November 6, 2024, changing cash severance terms for termination with or without a change of control. The amendment increases the payout multiples for both scenarios, which matters to shareholders because it raises the potential cost to the company if Palmer's employment ends.
Amendment dated November 6, 2024, with CEO and President Lisa Palmer, amending an agreement originally dated January 1, 2022
Outside a change of control: 24 months of base salary, 200% of average annual cash bonus over prior three years, and 24 months of medical benefit replacement cost
During the Change of Control Period: 36 months of base salary, 300% of average annual cash bonus, 36 months of medical benefit replacement cost, and a pro-rated target bonus
Regency Centers reported third-quarter 2024 net income attributable to common shareholders of $98.1 million, or $0.54 per diluted share, up from $89.1 million, or $0.50 per diluted share, a year earlier. The company raised its 2024 Nareit FFO guidance to $4.27 to $4.29 per diluted share from $4.21 to $4.25, which signals higher expected per-share earnings for shareholders.
Q3 2024 Nareit FFO was $1.07 per diluted share, compared with $1.02 in Q3 2023.
Q3 2024 Core Operating Earnings were $1.03 per diluted share, compared with $0.97 in Q3 2023.
2024 Core Operating Earnings per diluted share guidance rose to $4.12 to $4.14 from $4.06 to $4.10.
Same Property percent leased was 96.1% as of September 30, 2024, up 80 basis points year over year.
Regency Centers reported second-quarter 2024 results on August 1, 2024, with net income attributable to common shareholders of $0.54 per diluted share, up from $0.51 a year earlier. The REIT raised its full-year 2024 Nareit FFO guidance to $4.21 to $4.25 per diluted share from $4.15 to $4.21, which signals higher expected operating results for shareholders.
Q2 2024 Nareit FFO was $1.06 per diluted share, up from $1.03 in Q2 2023; Core Operating Earnings was $1.02, up from $0.96.
2024 Nareit FFO guidance raised to $4.21 to $4.25 per diluted share; Core Operating Earnings guidance raised to $4.06 to $4.10.
Same Property NOI rose 3.3% excluding lease termination fees and collection of 2020-2021 reserves; Same Property percent leased was 95.8%.
On July 31, 2024, the board authorized a new share repurchase program of up to $250 million and declared a $0.67 quarterly common dividend.
Regency Centers' board increased its size from eleven to twelve directors and elected Gary E. Anderson, a former Chief Operating Officer of Prologis, effective August 1, 2024. The filing describes a standard non-employee director pay package and states Anderson is independent under Nasdaq listing standards, so this is a governance change rather than a change in financial results.
Board expanded from 11 to 12 directors; Anderson's term runs to the 2025 annual meeting
Anderson will initially serve on the Compensation and Investment committees
Annual cash retainer of $75,000 plus an annual stock rights grant valued at $125,000, prorated for 2024
Regency Centers and its operating partnership signed a First Amendment to their revolving credit agreement with Wells Fargo as administrative agent, dated July 8, 2024. The filing describes the change as administrative: it updates the baseline metric used to calculate sustainability-linked interest rate margin adjustments tied to Scope 1 and Scope 2 emissions targets. The filing does not report any change to borrowing amounts or pricing levels.
Amendment dated July 8, 2024 to the Sixth Amended and Restated Credit Agreement
Changes the baseline metric for sustainability-linked interest rate margin adjustments based on Scope 1 and Scope 2 emissions
Described in the filing as administrative in nature; full text filed as Exhibit 4.1
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