JACKSONVILLE, Fla., Aug. 04, 2022 (GLOBE NEWSWIRE) -- Regency Centers Corporation ("Regency" or the "Company") (NASDAQ:REG) today reported financial and operating results for the period ended June 30, 2022 and provided updated 2022 earnings guidance. For the three months ended June 30, 2022 and 2021, Net Income was $0.61 per diluted share and $0.56 per diluted share, respectively.

Second Quarter 2022 Highlights

Reported Nareit FFO of $1.00 per diluted share and Core Operating Earnings of $0.94 per diluted share for the second quarter
Raised 2022 Nareit FFO guidance to a range of $3.92 to $3.96 per diluted share
Reported that Same Property NOI excluding lease termination fees and prior year collections increased 3.1% during the second quarter over the same period a year ago
Increased Same Property percent leased by 160 basis points to 94.5%, and Same Property small shop percent leased by 220 basis points to 91.0%, compared to June 30, 2021
Executed 1.3 million square feet of comparable new and renewal leases during the second quarter at a blended cash rent spread of +8.8%
Started approximately $50 million of new development and redevelopment projects and completed nearly $12 million of redevelopment projects during the second quarter, each at Regency's share
Net project costs for Regency's in-process development and redevelopment projects were approximately $390 million as of June 30, 2022
Completed property acquisitions of $130 million and property dispositions of $40 million during the second quarter, each at Regency's share
Repurchased approximately 1.3 million shares of common stock at an average price of $58.25 per share, for $75.4 million
Issued the Company's fifth annual Corporate Responsibility Report on May 24, 2022
Achieved pro-rata net debt-to-operating EBITDAre of 5.0x as of June 30, 2022
Subsequent to quarter end, on August 2, 2022, Regency's Board of Directors (the "Board") declared a quarterly cash dividend on the Company's common stock of $0.625 per share

"Despite the macroeconomic pressures that exist today, our operating trends remain strong, as we produced another quarter of solid results, leading us to raise full-year guidance" said Lisa Palmer, President and Chief Executive Officer. "Robust leasing activity and our value creation pipeline provide further tailwinds to our growth outlook for the remainder of the year, while the strength of our balance sheet allows us to be patient and opportunistic. Also, as a foundational strategy for Regency, we were pleased to highlight our ESG achievements during the quarter and provide aggressive de-carbonization and other sustainability targets."

Financial Results

Net Income

For the three months ended June 30, 2022, Net Income Attributable to Common Stockholders ("Net Income") was $104.8 million, or $0.61 per diluted share, compared to Net Income of $95.5 million, or $0.56 per diluted share, for the same period in 2021.

Nareit FFO

For the three months ended June 30, 2022, Nareit Funds From Operations ("Nareit FFO") was $173.9 million, or $1.00 per diluted share, compared to $168.4 million, or $0.99 per diluted share, for the same period in 2021.
- Nareit FFO in the second quarter of 2022 includes positive uncollectible lease income of $5.3 million at Regency's share, or $0.03 per diluted share, favorably impacted by the collection of revenues reserved during 2020 and 2021. Additional detail on uncollectible lease income is on page 34 of the second quarter 2022 supplemental package.
- Nareit FFO in the second quarter of 2022 also benefitted from the reversal of straight-line rent reserves of $3.5 million at Regency's share, or $0.02 per diluted share, triggered by the conversion of some cash basis tenants back to accrual basis accounting.

Core Operating Earnings

For the three months ended June 30, 2022, Core Operating Earnings was $163.1 million, or $0.94 per diluted share, compared to $161.6 million, or $0.95 per diluted share, for the same period in 2021.

Portfolio Performance

Same Property NOI

Second quarter 2022 Same Property Net Operating Income ("NOI"), excluding lease termination fees, increased by 0.6% compared to the same period in 2021.
Second quarter 2022 Same Property Net Operating Income ("NOI"), excluding lease termination fees and prior year collections, increased by 3.1% compared to the same period in 2021.
Second quarter 2022 Same Property base rent increased by 3.0% compared to the same period in 2021.

Leased Occupancy

As of June 30, 2022, Regency's wholly-owned portfolio plus its pro-rata share of co-investment partnerships, was 94.2% leased.
As of June 30, 2022, Regency's Same Property portfolio was 94.5% leased, an increase of 20 basis points sequentially and an increase of 160 basis points compared to June 30, 2021.
- Same Property anchor percent leased, which includes spaces greater than or equal to 10,000 square feet, was 96.6%, a decline of 10 basis points sequentially.
- Same Property shop percent leased, which includes spaces less than 10,000 square feet, was 91.0%, an increase of 60 basis points sequentially.
As of June 30, 2022, Regency's Same Property portfolio was 92.1% commenced, an increase of 10 basis points sequentially and an increase of 110 basis points compared to June 30, 2021.

Leasing Activity

During the three months ended June 30, 2022, Regency executed approximately 1.3 million square feet of comparable new and renewal leases at a blended cash rent spread of +8.8%.
For the trailing twelve months, the Company executed approximately 6.8 million square feet of comparable new and renewal leases at a blended cash rent spread of +8.3%.

Corporate Responsibility

On May 24, 2022, Regency issued its annual Corporate Responsibility Report, illustrating the Company's continued sustainability commitment and leadership, as well as describing its key environmental, social, and governance initiatives and achievements. The report can be found on Regency's Corporate Responsibility website.
Regency achieved 2022 Green Lease Leaders Gold recognition, granted by the Institute for Market Transformation and the U.S. Department of Energy's Better Buildings Alliance.

Capital Allocation and Balance Sheet

Developments and Redevelopments

During the second quarter, Regency started approximately $50 million of development and redevelopment projects, at the Company's share, including the second phase of the ground-up Baybrook East development in Houston and the redevelopment of Buckhead Landing in Atlanta.
As of June 30, 2022, Regency's in-process development and redevelopment projects had estimated net project costs of approximately $390 million at the Company's share, 51% of which has been incurred to date.
During the second quarter, the Company completed redevelopment projects with combined costs of over $12 million, at the Company's share.

Property Transactions

During the second quarter of 2022, the Company completed a combined total of $130 million of acquisitions at Regency's share, including the previously-announced acquisition of its partner's 75% interest in four properties in the RegCal JV portfolio for $88.5 million at Regency's share, and the acquisition of an 80% interest in the Whole Foods-anchored Baederwood Shopping Center in Philadelphia for $41.3 million.
During the second quarter of 2022, the Company completed the disposition of three properties for a combined total gross sales price of $40 million, at Regency's share.

Balance Sheet

During the second quarter of 2022, as part of the Company's previously-announced stock repurchase program, Regency repurchased approximately 1.3 million shares of common stock at an average price of $58.25 per share, for $75.4 million.
As previously announced, during the second quarter of 2022 the Company settled approximately 1.0 million shares under forward sale agreements in connection with its ATM program, entered into during 2021 at an average gross issuance price of $65.78 per share.
As of June 30, 2022, Regency had full capacity available under its $1.2 billion revolving credit facility.
As of June 30, 2022, Regency's pro-rata net debt-to-operating EBITDAre ratio was 5.0x.

Dividend

On August 2, 2022, Regency's Board declared a quarterly cash dividend on the Company's common stock of $0.625 per share. The dividend is payable on October 4, 2022, to shareholders of record as of September 15, 2022.

2022 Guidance

Regency Centers has updated its 2022 guidance, as summarized in the table below. Please refer to the Company's "Business Update" presentation for additional detail on its guidance, as well as in the second quarter 2022 supplemental package. All materials are posted on the Company's website at investors.regencycenters.com.

Full Year 2022 Guidance (in thousands, except per share data)	2Q YTD	Current Guidance	Prior Guidance
Net Income Attributable to Common Stockholders per diluted share	$1.74	$2.60 - $2.64	$2.50 - $2.56
Nareit Funds From Operations ("Nareit FFO") per diluted share	$2.04	$3.92 - $3.96	$3.84 - $3.90
Core Operating Earnings per diluted share ⁽¹⁾	$1.91	$3.70 - $3.74	$3.65 - $3.71
Same property NOI growth without termination fees	4.1%	+1.25% to +2.25%	0% to +1.5%
Same property NOI growth without termination fees or collection of PY reserves	8.6%	+4.75% to +5.75%	+3.5% to +5.0%
Collection of Prior Year Reserves ⁽²⁾	$15,033	+/- $18,000	+/- $18,000
Certain non-cash items ⁽³⁾	$22,457	+/- $37,500	+/- $33,500
Impact from Reversal of Uncollectible Straight-Line Rent Receivables ⁽⁴⁾	$7,494	$7,494	$3,967
Net G&A expense	$43,598	$86,000 - $88,000	$82,500 - $85,500
Net interest expense	$82,984	$166,000 - $167,000	$165,000 - $166,000
Recurring third party fees & commissions	$12,654	$24,000 - $25,000	$24,000 - $25,000
Development and Redevelopment spend	$57,972	+/- $140,000	+/- $150,000
Acquisitions	$170,908	+/- $170,000	+/- $170,000
Cap rate (weighted average)	5.6%	+/- 5.6%	+/- 5.6%
Dispositions	$177,604	+/- $190,000	+/- $210,000
Cap rate (weighted average) ⁽⁵⁾	3.0%	+/- 3.3%	+/- 3.7%
Forward ATM settlement (gross)	$64,768	+/-$65,000	+/-$65,000
Share Repurchase settlement (gross)	$75,393	+/-$75,000	$0

⁽¹⁾ Core Operating Earnings excludes certain non-cash items, including straight-line rents, above/below market rent amortization, and amortization of mark-to-market debt, as well as transaction related income/expenses and debt extinguishment charges.
⁽²⁾ Represents the expected collection in 2022 of revenues in the Same Property portfolio reserved in 2020 and 2021; included in Uncollectible Lease Income.
⁽³⁾ Includes above and below market rent amortization, straight-line rents, and amortization of mark-to-market debt adjustments.
⁽⁴⁾ Positive impact on Uncollectible Straight Line Rent from the conversion of cash basis tenants back to an accrual basis of accounting, only included in guidance as tenants are converted.
⁽⁵⁾ Weighted average cap rates exclude non-income producing assets; 2022 average cap rates include the sale of Costa Verde in 1Q22 ($125M at a ~1.5% cap rate).

Conference Call Information

To discuss Regency's second quarter results and provide further business updates, management will host a conference call on Friday, August 5, 2022, at 10:00 a.m. ET. Dial-in and webcast information is below.

Second Quarter 2022 Earnings Conference Call
Date:	Friday, August 5, 2022
Time:	10:00 a.m. ET
Dial#:	877-407-0789 or 201-689-8562
Webcast:	2nd Quarter 2022 Webcast Link

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

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 Stockholders to Nareit FFO and Core Operating Earnings - Actual (in thousands)

For the Periods Ended June 30, 2022 and 2021	Three Months Ended					Year to Date
		2022		2021			2022		2021

Reconciliation of Net Income to Nareit FFO:

Net Income Attributable to Common Stockholders	$	104,796		95,490		$	300,024		176,146
Adjustments to reconcile to Nareit Funds From Operations ⁽¹⁾:
Depreciation and amortization (excluding FF&E)		85,738		81,177			169,868		165,671
Gain on sale of real estate		(17,089	)	(19,777	)		(119,099	)	(31,847	)
Provision for impairment of real estate		-		11,091			-		11,091
Exchangeable operating partnership units		452		432			1,315		796

Nareit Funds From Operations	$	173,897		168,413		$	352,108		321,857


Reconciliation of Nareit FFO to Core Operating Earnings:

Nareit Funds From Operations		173,897		168,413			352,108		321,857
Adjustments to reconcile to Core Operating Earnings ⁽¹⁾:
Early extinguishment of debt		176		-			176		-
Certain Non Cash Items
Straight line rent		(2,534	)	(2,861	)		(6,012	)	(6,290	)
Uncollectible straight line rent		(3,071	)	1,962			(5,454	)	4,535
Above/below market rent amortization, net		(5,323	)	(5,728	)		(10,715	)	(11,708	)
Debt premium/discount amortization	$	(51	)	(183	)	$	(157	)	(92	)

Core Operating Earnings	$	163,094		161,603		$	329,946		308,302



Weighted Average Shares For Diluted Earnings per Share		172,424		170,172			172,036		170,065

Weighted Average Shares For Diluted FFO and Core Operating Earnings per Share		173,165		170,935			172,791		170,828

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

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

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

For the Periods Ended June 30, 2022 and 2021	Three Months Ended					Year to Date
		2022		2021			2022		2021

Net income attributable to common stockholders	$	104,796		95,490		$	300,024		176,146
Less:
Management, transaction, and other fees		(6,499	)	(7,355	)		(13,183	)	(13,748	)
Other⁽¹⁾		(12,110	)	(8,355	)		(24,731	)	(16,059	)
Plus:
Depreciation and amortization		79,350		74,217			157,192		151,476
General and administrative		17,645		19,187			36,437		40,474
Other operating expense		617		1,177			2,790		1,875
Other expense (income)		37,876		14,168			(24,840	)	37,920
Equity in income of investments in real estate excluded from NOI ⁽²⁾		(375	)	24,943			12,013		38,244
Net income attributable to noncontrolling interests		1,191		1,342			2,779		2,311
NOI		222,491		214,814			448,481		418,639

Less non-same property NOI⁽³⁾		(5,271	)	2,486			(8,983	)	3,622
Same Property NOI	$	217,220		217,300		$	439,498		422,261

Same Property NOI without Termination Fees	$	216,280		215,050		$	436,610		419,595

Same Property NOI without Termination Fees or Redevelopments	$	191,199		192,437		$	384,114		371,638

Same Property NOI without Termination Fees or Collection of PY Reserves	$	210,525		204,097		$	421,577		388,075

(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. Also includes adjustments for earnings at the four and seven properties we acquired from our former unconsolidated RegCal and USAA partnerships in 2022 and 2021, respectively.

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

The Company has published forward-looking statements and additional financial information in its second quarter 2022 supplemental package that may help investors estimate earnings. A copy of the Company's second quarter 2022 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-Q for the period ended June 30, 2022. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

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 Stockholders 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 to Nareit FFO to Core Operating Earnings.

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 2022 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," "should," "expect," "estimate," "believe," "intend," "forecast," "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 SEC filings. 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 except as required by law. These risks and events include, without limitation:

Risk Factors Related to Pandemics or other Health Crises

Pandemics or other health crises, such as the COVID-19 pandemic, 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 and cash flows. Changing economic and retail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow. In addition, labor challenges and supply delays and shortages due to a variety of macroeconomic factors, including inflationary pressures, could affect the retail industry. Our success depends on the continued presence and success of our "anchor" tenants. A significant percentage of our revenues are derived from smaller "shop space" tenants and our net income may be adversely impacted if our smaller shop tenants are not successful. 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 fire, safety and other regulations may have a 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 directly, and may lead to additional compliance obligations and costs as well as additional taxes and fees. Geographic concentration of our properties makes our business more vulnerable to natural disasters, severe weather conditions and climate change. Costs of environmental remediation may impact our financial performance and reduce our cash flow.

Risk Factors Related to Corporate Matters

An increased focus on metrics and reporting relating to environmental, social, and governance ("ESG") factors 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. 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 our reputation and brand and expose us to potential liability and loss of revenues.

Risk Factors Related to Our Partnerships and Joint Ventures

We do not have voting control over all of the properties owned in our co-investment 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 dilute earnings. 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. The interest rates on our Unsecured Credit facilities as well as on our variable rate mortgages and interest rate swaps might change based on changes to the method in which LIBOR or its replacement rate is determined.

Risk Factors Related to the Market Price for Our Securities

Changes in economic and market conditions may adversely affect the market price of our securities. There is no assurance that we will continue to pay dividends at historical rates.

Risk Factors Relating to the Company's Qualification as a REIT

If the 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 foreign stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if we do not qualify as a "domestically controlled" REIT. Legislative or other actions affecting REITs may have a negative effect on us. Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities.

Risk Factors Related to the Company's Common Stock

Restrictions on the ownership of the Company's capital stock to preserve its REIT status may delay or prevent a change in control. The issuance of the Company's capital stock may delay or prevent a change in control. Ownership in the Company may be diluted in the future.

Christy McElroy

904 598 7616

ChristyMcElroy@regencycenters.com

Regency Centers Reports Second Quarter 2022 Results