REGENCY CENTERS CORP
For the period ended Sep 30, 2025. Filed Nov 5, 2025.
View on SEC.govAbout this filing
A company's report for each of its first three quarters. The financial statements are not audited. It shows how the business has moved since the last annual report, and what management says changed.
Sep 30, 2025 · Filed Nov 5, 2025
REG$74.84-1.9%Stored close · as of Nov 6, 2026
What changed in Management’s Discussion and Analysis?
Read the current filingPrevious report: 10-Q
Period ended 2025-06-30; filed 2025-08-04.
0000950170-25-101867
Item 2. Management's Discussion and Analysis of Financial Condition and Results of OperationsCurrent report: 10-Q
Period ended 2025-09-30; filed 2025-11-05.
0001193125-25-266456
Item 2. Management's Discussion and Analysis of Financial Condition and Results of OperationsThe baseline is this issuer’s latest earlier reporting period of the same form that was filed before the current report. A previous 10-Q is a different quarter, not a year-over-year comparison. Amendments are excluded.
Compared 325 previous paragraphs and 346 current paragraphs.
189 unchanged; 110 reworded; 38 added; 19 removed; 7 previous and 9 current paragraphs rearranged.
Tables are not compared: 28 previous and 29 current tables excluded. Dates, whitespace, punctuation and numbering changes are ignored; changes to financial figures remain significant.
A changed paragraph is not evidence that risk increased or decreased. An unchanged paragraph does not establish that risk stayed the same.
Added paragraphs (38)
Current report
During the nine months ended September 30, 2025:
Current report
The Company settled forward sales agreements entered into during 2024 under its ATM program as follows:
Current report
In August 2025, the Company issued 673,172 shares of common stock and received $49.2 million of net proceeds.
Current report
Subsequent to quarter end, in October 2025, the Company issued an additional 666,205 shares of common stock and received $49.1 million of net proceeds. Upon completion of these settlements, the Company had fully settled all forward sales agreements entered into during 2024.
Current report
Subsequent to quarter end, on October 1, 2025, the Company received a property distribution from its Regency-GRI real estate partnership. The distribution involved 11 of the 66 properties within the partnership and the Company received five of these properties, which had an aggregate fair value of approximately $113 million, and assumed an existing fixed rate mortgage loan on one property of $10 million maturing January 2026 with an interest rate of 3.95%. The remaining six properties were distributed to the other partner.
Current report
Total lease income increased by $28.7 million primarily due to the following:
Current report
Other property income decreased by $1.4 million primarily due to the business interruption insurance proceeds received in the comparative prior period.
Current report
Depreciation and amortization costs increased by $1.8 million, mainly due to the following:
Current report
$0.7 million increase primarily attributable to higher technology costs and professional fees.
Current report
Equity in income of investments in real estate partnerships increased by $1.6 million mainly due to a sale of one outparcel at a property held in an unconsolidated real estate partnership.
Current report
Income attributable to noncontrolling interests increased by $1.1 million, mainly due to issuance of 2.8 million exchangeable operating partnership units to unrelated third-party sellers for acquisition of five properties in July 2025.
Current report
There were no significant changes in Preferred stock dividends.
Current report
Net income attributable to exchangeable operating partnership units increased by $1.1 million, mainly due to the same acquisition of five properties discussed above.
Current report
Comparison of the nine months ended September 30, 2025 and 2024:
Current report
Lease income increased by $67.9 million primarily due to the following:
Current report
$1.4 million increase in Other lease income mainly due to increase in lease termination fee income.
Current report
$0.8 million increase attributable to property damage losses; partially offset by
Current report
$4.8 million decrease due to higher overhead capitalization resulting from increased development and redevelopment activity;
Current report
Income attributable to noncontrolling interests increased by $0.6 million, primarily due to $1.1 million increase associated with the issuance of 2.8 million exchangeable operating partnership units to unrelated third-party sellers in connection with the acquisition of five properties in July 2025, partially offset by a $0.5 million decrease in net income from other consolidated real estate partnerships.
Current report
There were no significant changes in Preferred stock dividends.
Current report
Net income attributable to exchangeable operating partnership units increased by $1.1 million, mainly due to issuance of 2.8 million exchangeable operating partnership units to unrelated third-party sellers for acquisition of five properties in July 2025.
Current report
The declaration of dividends is determined quarterly by, and in the discretion of, our Board of Directors.
Current report
On August 5, 2025, the Board:
Current report
Declared a quarterly cash dividend on the Company’s common stock of $0.705 per share. The dividend was paid on October 2, 2025, to shareholders of record as of September 11, 2025.
Current report
Declared a quarterly cash dividend on the Company’s Series A preferred stock of $0.390625 per share. The dividend was paid on October 31, 2025, to shareholders of record of the Series A preferred stock as of October 16, 2025.
Current report
Declared a quarterly cash dividend on the Company’s Series B preferred stock of $0.367200 per share. The dividend was paid on October 31, 2025, to shareholders of record of the Series B preferred stock as of October 16, 2025.
Current report
Subsequent to the period ended September 30, 2025, on October 27, 2025, our Board of Directors:
Current report
Declared a quarterly cash dividend on the Company's common stock of $0.755 per share, representing an increase of $0.05 per share, or 7.1%, from the prior quarterly dividend. The dividend is payable on January 6, 2026, to shareholders of record as of December 15, 2025.
Current report
Declared a dividend on the Series A Preferred Stock, which will be paid at a rate of $0.390625 per share on January 30, 2026. The dividend will be payable to holders of record of the Series A Preferred Stock as of the close of business on January 16, 2026.
Current report
Declared a dividend on the Series B Preferred Stock, which will be paid at a rate of $0.367200 per share on January 30, 2026. The dividend will be payable to holders of record of the Series B Preferred Stock as of the close of business on January 16, 2026.
Current report
During 2024, we received $12.9 million from our share of proceeds from debt financing activities and for the partial sale of ownership interest in a real estate partnership.
Current report
The values are reflected at Regency's pro-rata share of 50.0% as the project was completed prior to the purchase of its partner's remaining 50.0% ownership interest.
Current report
During 2025, we received $49.2 million in net proceeds upon settling forward sales agreements under our ATM program.
Current report
During 2025, we distributed $37.2 million to limited partners, including proceeds to redeem the non-controlling interest in two real estate partnerships. During 2024, we distributed $9.4 million to limited partners, including proceeds to partially redeem a non-controlling interest in one real estate partnership.
Current report
We received $734.9 million in proceeds including:
Current report
o
Current report
o
Current report
Subsequent to the period ended September 30, 2025, the partners completed a partial distribution-in-kind (“DIK”) transaction involving a total of eleven operating properties. The Company received five of these properties, which had an aggregate fair value of approximately $113 million, and assumed existing debt of approximately $10 million. The remaining six properties were distributed to the other partner.
Removed paragraphs (19)
Previous report
During the six months ended June 30, 2025:
Previous report
Total lease income increased by $21.3 million primarily due to the following:
Previous report
$1.7 million decrease in Above/below market rent amortization, net primarily due to decrease from same properties driven by accelerated below market rent amortization in the prior quarter due to the timing of tenant terminations.
Previous report
Other property income increased by $1.8 million primarily due to an increase in business interruption proceeds received in 2025.
Previous report
Depreciation and amortization costs decreased by $1.4 million, mainly due to the following:
Previous report
$3.4 million decrease from same properties mainly driven by the timing of capital expenditures being placed in service within our redevelopment projects; partially offset by
Previous report
$2.0 million higher overhead capitalization driven by variability in the number, timing and progress of our development and redevelopment projects.
Previous report
$1.0 million increase in Interest on unsecured credit facilities is primarily due to a higher weighted average outstanding balance and higher average interest rates under our Line; and
Previous report
There were no significant changes in Income attributable to noncontrolling interests, Preferred stock dividends, and Net income attributable to exchangeable operating partnership units.
Previous report
Comparison of the six months ended June 30, 2025 and 2024:
Previous report
Lease income increased by $39.2 million primarily due to the following:
Previous report
Depreciation and amortization decreased by $2.2 million mainly due to the following:
Previous report
$0.4 million decrease from dispositions of operating properties; partially offset by
Previous report
$1.3 million increase is attributable to property damage losses resulting from a variety of events; and
Previous report
$4.1 million decrease due to higher overhead capitalization driven by variability in the number, timing and progress of our development and redevelopment projects; partially offset by
Previous report
There were no significant changes in Income attributable to noncontrolling interests, Preferred stock dividends, and Net income attributable to exchangeable operating partnership units.
Previous report
Percentage rent increased by $1.0 million during the three months ended June 30, 2025 due to fluctuations in tenant sales.
Previous report
During November and December 2024, we entered into forward sale agreements with respect to 1,339,377 shares that were sold in several tranches at a weighted average offering price of $74.66 per share before any underwriting discount and offering expenses. These shares are pledged under forward sale agreements and must be settled within one year of their trade dates, which vary by agreement and are expected to result in net proceeds of approximately $100 million. After giving effect to this forward equity offering as of June 30, 2025, $400 million of common stock remains available for issuance under the ATM program authorized by the Company's Board of Directors, which is subject to change at the discretion of the Board.
Previous report
We drew $158.0 million in net proceeds from our Line,
Reworded paragraphs (110)
Previous wording
Regency Centers Corporation began operations as a publicly-traded REIT in 1993. All of our operating, investing, and financing activities are performed through our Operating Partnership, Regency Centers, L.P. and its wholly-owned subsidiaries, and through our real estate partnerships. As of June 30, 2025, the Parent Company owned approximately 99.4% of the outstanding Common Units and 100% of the Preferred Units of the Operating Partnership.
Current wording
Regency Centers Corporation began operations as a publicly-traded REIT in 1993. All of our operating, investing, and financing activities are performed through our Operating Partnership, Regency Centers, L.P. and its wholly-owned subsidiaries, and through our real estate partnerships. As of September 30, 2025, the Parent Company owned approximately 97.9% of the outstanding Common Units and 100% of the Preferred Units of the Operating Partnership.
Previous wording
We are a preeminent national owner, operator, and developer of neighborhood and community shopping centers predominantly located in suburban trade areas with compelling demographics. As of June 30, 2025, we had full or partial ownership interests in 483 retail properties. Our properties are high-quality neighborhood and community shopping centers primarily anchored by market leading grocers and principally located in suburban markets within the country's most desirable metro areas, and contain approximately 57.6 million square feet ("SF") of gross leasable area ("GLA"). Our mission is to create thriving environments for retailers and service providers to connect with surrounding neighborhoods and communities. Our vision is to elevate quality of life as an integral thread in the fabric of our communities. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect with their neighborhoods, communities, and customers.
Current wording
We are a preeminent national owner, operator, and developer of neighborhood and community shopping centers predominantly located in suburban trade areas with compelling demographics. As of September 30, 2025, we had full or partial ownership interests in 485 retail properties. Our properties are high-quality neighborhood and community shopping centers primarily anchored by market leading grocers and principally located in suburban markets within the country's most desirable metro areas, and contain approximately 58.6 million square feet ("SF") of gross leasable area ("GLA"). Our mission is to create thriving environments for retailers and service providers to connect with surrounding neighborhoods and communities. Our vision is to elevate quality of life as an integral thread in the fabric of our communities. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect with their neighborhoods, communities, and customers.
Previous wording
Implement sustainability and governance practices through our Corporate Responsibility program to support and enhance our business goals and objectives.
Current wording
Implement resiliency and governance practices through our Corporate Responsibility program to support and enhance our business goals and objectives.
Previous wording
During the six months ended June 30, 2025, we had Net income attributable to common shareholders of $208.8 million as compared to $205.6 million during the six months ended June 30, 2024.
Current wording
During the nine months ended September 30, 2025, we had Net income attributable to common shareholders of $314.7 million as compared to $303.7 million during the nine months ended September 30, 2024.
Previous wording
Our Pro-rata same property NOI, excluding termination fees, grew 5.8%, as compared to the six months ended June 30, 2024, primarily attributable to improvements in base rent from increases in year over year occupancy rates, contractual rent steps in existing leases, and positive rent spreads on comparable new and renewal leases.
Current wording
Our Pro-rata same property NOI, excluding termination fees, grew 5.5%, as compared to the nine months ended September 30, 2024, primarily attributable to improvements in base rent from increases in year over year occupancy rates, contractual rent steps in existing leases, and positive rent spreads on comparable new and renewal leases.
Previous wording
We executed 944 new and renewal leasing transactions representing 3.2 million Pro-rata SF with positive rent spreads of 9.1% during the six months ended June 30, 2025, compared to 984 leasing transactions representing 4.1 million Pro-rata SF with positive rent spreads of 8.9% during the six months ended June 30, 2024. Rent spreads are calculated on all executed leasing transactions for comparable Retail Operating Property spaces, including spaces vacant greater than 12 months.
Current wording
We executed 1,418 new and renewal leasing transactions representing 5.3 million Pro-rata SF with positive rent spreads of 10.4% during the nine months ended September 30, 2025, compared to 1,503 leasing transactions representing 6.3 million Pro-rata SF with positive rent spreads of 9.0% during the nine months ended September 30, 2024. Rent spreads are calculated on all executed leasing transactions for comparable Retail Operating Property spaces, including spaces vacant greater than 12 months.
Previous wording
At June 30, 2025, December 31, 2024, and June 30, 2024 our total property portfolio was 96.2%, 96.3%, and 95.0% leased, respectively. At June 30, 2025, December 31, 2024, and June 30, 2024 our same property portfolio was 96.5%, 96.5%, and 95.5% leased, respectively.
Current wording
At September 30, 2025, December 31, 2024, and September 30, 2024, our total property portfolio was 96.0%, 96.3%, and 95.6% leased, respectively. At September 30, 2025, December 31, 2024, and September 30, 2024 our same property portfolio was 96.4%, 96.7%, and 96.0% leased, respectively.
Previous wording
Estimated Pro-rata project costs of our current in process development and redevelopment projects totaled $517.7 million at June 30, 2025, compared to $497.3 million at December 31, 2024.
Current wording
Estimated Pro-rata project costs of our current in process development and redevelopment projects totaled $668.1 million at September 30, 2025, compared to $497.3 million at December 31, 2024.
Previous wording
Development and redevelopment projects completed during the six months ended June 30, 2025 represented $26.6 million of estimated net project costs, with an average stabilized yield of 17.7%. A stabilized yield for development and redevelopment projects represents the incremental NOI (estimated stabilized NOI less NOI prior to project commencement) divided by the total project costs.
Current wording
Development and redevelopment projects completed during the nine months ended September 30, 2025 represented $48.4 million of estimated net project costs, with an average stabilized yield of 14.3%. A stabilized yield for development and redevelopment projects represents the incremental NOI (estimated stabilized NOI less NOI prior to project commencement) divided by the total project costs.
Previous wording
In July 2025, in connection with the acquisition of five operating properties, the Company issued 2,773,087 exchangeable operating partnership units and assumed $150 million of secured mortgage debt with a weighted average interest rate of 4.2% and an average remaining term of approximately 12 years.
Current wording
In July 2025, in connection with the acquisition of five operating properties, the Operating Partnership issued 2,773,087 Common Units and assumed $150 million of secured mortgage debt with a weighted average interest rate of 4.2% and an average remaining term of approximately 12 years.
Previous wording
We have $556.4 million of loans maturing during the next 12 months, including Regency's pro-rata share of maturities within our unconsolidated real estate partnerships, which we intend to refinance or pay-off as they mature.
Current wording
We have $646.3 million of loans maturing during the next 12 months, of which, $250 million was repaid upon maturity on November 3, 2025, and Regency's pro-rata share of maturities within our unconsolidated real estate partnerships which we intend to refinance or pay-off as they mature.
Previous wording
The weighted-average base rent PSF on signed Shop Space leases during 2025 was $41.00 PSF, which is higher than the weighted average annual base rent PSF of all Shop Space leases due to expire during the next 12 months of $36.49 PSF. New and renewal rent spreads, compared to prior rents on these same spaces leased, were positive at 9.1% for the six months ended June 30, 2025, compared to 8.9% for the six months ended June 30, 2024.
Current wording
The weighted-average base rent PSF on signed Shop Space leases for the nine months ended September 30, 2025 is $41.39 PSF, which is higher than the weighted average annual base rent PSF of all Shop Space leases due to expire during the next 12 months of $36.91 PSF. New and renewal rent spreads, compared to prior rents on these same spaces leased, were positive at 10.4% for the nine months ended September 30, 2025, compared to 9.0% for the nine months ended September 30, 2024.
Previous wording
Although base rent is derived from long-term lease contracts, tenants that file for bankruptcy generally have the legal right to reject any or all of their leases and close related stores. Any unsecured claim we hold against a bankrupt tenant for unpaid rent might be paid only to the extent that funds are available and only in the same percentage as is paid to all other holders of unsecured claims. As a result, in a tenant bankruptcy situation it is likely that we would recover substantially less than the full value of any unsecured claims we hold. Additionally, we may incur significant expense to adjudicate our claim and significant downtime to re-lease the vacated space. In the event that a tenant with a significant number of leases in our shopping centers files for bankruptcy and rejects its leases, we could experience a significant reduction in our revenues. At June 30, 2025, the tenants who are currently in bankruptcy and which continue to occupy space in our shopping centers represent an aggregate of 0.3% of our Pro-rata annual base rent.
Current wording
Although base rent is derived from long-term lease contracts, tenants that file for bankruptcy generally have the legal right to reject any or all of their leases and close related stores. Any unsecured claim we hold against a bankrupt tenant for unpaid rent might be paid only to the extent that funds are available and only in the same percentage as is paid to all other holders of unsecured claims. As a result, in a tenant bankruptcy situation it is likely that we would recover substantially less than the full value of any unsecured claims we hold. Additionally, we may incur significant expense to adjudicate our claim and significant downtime to re-lease the vacated space. In the event that a tenant with a significant number of leases in our shopping centers files for bankruptcy and rejects its leases, we could experience a significant reduction in our revenues. At September 30, 2025, the tenants who are currently in bankruptcy and which continue to occupy space in our shopping centers represent an aggregate of 0.2% of our Pro-rata annual base rent.
Previous wording
$12.9 million increase from billable Base rent, mainly from the following:
Current wording
$18.8 million increase from billable Base rent, mainly from the following:
Previous wording
$10.8 million net increase from same properties, including:
Current wording
$12.2 million net increase from same properties, including:
Previous wording
$7.0 million net increase due to increases from occupancy, contractual rent steps in existing leases, and positive rental spreads on new and renewal leases;
Current wording
$6.8 million net increase due to increases from occupancy, contractual rent steps in existing leases, and positive rental spreads on new and renewal leases;
Previous wording
$3.1 million increase due to redevelopment projects becoming operational; and
Current wording
$4.3 million increase due to redevelopment projects becoming operational; and
Previous wording
$0.7 million increase related to our acquisition of the remaining ownership interest in and resulting consolidation of an operating property previously held in an unconsolidated real estate partnership;
Current wording
$1.1 million increase related to our acquisitions of the remaining ownership interests in and resulting consolidation of operating properties previously held in unconsolidated real estate partnerships;
Previous wording
$1.8 million increase from acquisitions of operating properties in 2025 as compared to 2024 activity; and
Current wording
$5.9 million increase from acquisitions of operating properties in 2025 as compared to 2024 activity; and
Previous wording
$0.9 million increase from rent commencements at completed development properties; partially offset by
Current wording
$1.2 million increase from rent commencements at completed development properties; partially offset by
Previous wording
$0.7 million decrease due to dispositions of operating properties.
Current wording
$0.5 million decrease due to dispositions of operating properties.
Previous wording
$6.7 million increase from contractual Recoveries from tenants which represents their proportionate share of the operating, maintenance, insurance, and real estate tax expenses that we incur to operate our shopping centers. Recoveries from tenants increased, mainly from the following:
Current wording
$7.6 million increase from contractual Recoveries from tenants which represents their proportionate share of the operating, maintenance, insurance, and real estate tax expenses that we incur to operate our shopping centers. Recoveries from tenants increased, mainly from the following:
Previous wording
$5.7 million increase primarily due to higher operating costs and higher recovery rates due to increased occupancy in the current quarter; and
Current wording
$5.8 million increase primarily due to higher reimbursable operating costs and higher recovery rates due to increased occupancy in the current quarter; and
Previous wording
$1.0 million increase driven by the acquisition of operating properties in 2025 as compared to 2024, and rent commencements at development properties.
Current wording
$1.8 million increase driven by the acquisitions of operating properties in 2025 as compared to 2024, and rent commencements at development properties.
Previous wording
$1.7 million increase in Straight-line rent mainly due to timing and degree of contractual rent steps and new lease commencements.
Current wording
$1.6 million increase in Straight-line rent mainly due to timing and degree of contractual rent steps and new lease commencements.
Previous wording
$2.0 million increase from acquisitions of operating properties and development properties becoming available for occupancy.
Current wording
$5.2 million increase from acquisitions of operating properties and development properties becoming available for occupancy, partially offset by
Previous wording
$5.5 million decrease from same properties primarily driven by acquired lease intangibles becoming fully amortized;
Current wording
$3.4 million decrease from same properties mainly driven by acquired lease intangibles becoming fully amortized.
Previous wording
Property operating expense increased by $1.3 million, mainly due to higher recoverable common area maintenance and other tenant-related costs at same properties.
Current wording
Property operating expense increased by $5.0 million, mainly due to higher recoverable common area maintenance, management fees and utility costs at same properties.
Previous wording
Real estate taxes increased by $2.0 million, mainly due to increases in real estate tax assessments across the same property portfolio.
Current wording
Real estate taxes increased by $1.4 million, mainly due to the acquisitions of operating properties in 2025 as compared to 2024 and increases in real estate tax assessments across the same property portfolio.
Previous wording
General and administrative costs increased by $1.2 million, mainly due to the following:
Current wording
General and administrative costs increased by $2.0 million, mainly due to the following:
Previous wording
Other operating expenses decreased by $1.1 million, mainly due to the phase-out of transition costs incurred in 2024 related to the acquisition of Urstadt Biddle Properties ("UBP").
Current wording
Other operating expenses decreased by $1.9 million, mainly due to the phase-out of transition costs incurred in 2024 related to the acquisition of Urstadt Biddle Properties ("UBP").
Previous wording
Interest expense, net, increased by $7.1 million primarily due to the following:
Current wording
Interest expense, net, increased by $4.3 million primarily due to the following:
Previous wording
$6.9 million increase in Interest on notes payable is primarily due to new net public debt issuances in 2025 and 2024;
Current wording
$8.7 million increase in Interest on notes payable primarily due to new net public debt issuances in 2025 and 2024; partially offset by
Previous wording
$2.5 million increase in Interest on unsecured credit facilities is primarily due to a higher weighted average outstanding balance and higher average interest rates under our Line;
Current wording
$2.6 million decrease in Interest on unsecured credit facilities primarily due to carrying a lower weighted average outstanding balance under our Line in 2025 as compared to 2024; and
Previous wording
Provision for impairment of real estate, net of tax of $1.3 million, was recognized in 2025 primarily related to the subsequent sale of a held-for-sale property after period end.
Current wording
Provision for impairment of real estate, net of tax of $3.4 million was recognized in the three months ended September 30, 2025 related to dispositions of three operating properties.
Previous wording
During the three months ended June 30, 2024, we recognized gains on sale of $11.1 million mainly from the sale of two operating properties and recognition of one sales-type lease.
Current wording
During the three months ended September 30, 2025, we recognized gains on sale of real estate, net of tax of $6.2 million mainly from sales of an operating property and an outparcel. During the three months ended September 30, 2024, we recognized gains on sale of $11.4 million mainly from the sale of one operating property.
Previous wording
$23.3 million increase in Base rent, mainly driven by the following:
Current wording
$42.1 million increase in Base rent, mainly driven by the following:
Previous wording
$20.5 million increase resulting from same properties, including:
Current wording
$32.7 million increase resulting from same properties, including:
Previous wording
$13.6 million increase due to increases from occupancy, contractual rent steps in existing leases, and positive rental spreads on new and renewal leases;
Current wording
$20.4 million increase due to increases from occupancy, contractual rent steps in existing leases, and positive rental spreads on new and renewal leases;
Previous wording
$5.5 million increase due to redevelopment projects that commenced operations; and
Current wording
$9.8 million increase due to redevelopment projects that commenced operations; and
Showing the first 40 of 110 pairs. Open the source sections for the rest.
Rearranged current paragraphs (9)
Current report — wording carried from elsewhere
$1.3 million increase due to changes in the fair value of participant obligations within the deferred compensation plan, attributable to changes in fair values of those investments recognized in Net investment income; and
Current report — wording carried from elsewhere
$1.1 million change in Capitalized interest based on the timing and progress of our development and redevelopment projects.
Current report — wording carried from elsewhere
Net investment income increased by $1.2 million primarily driven by market volatility during the current period, including a $1.3 million increase in fair values on investments held in the non-qualified deferred compensation plan partially offset by a $0.1 million decrease in returns related to other corporate investments.
Current report — wording carried from elsewhere
$2.4 million decrease due to dispositions of operating properties.
Current report — wording carried from elsewhere
$0.5 million decrease due to disposition of operating properties.
Current report — wording carried from elsewhere
Includes Regency's Pro-rata share of unconsolidated investment partnerships, net of Pro-rata share attributable to noncontrolling interests.
Current report — wording carried from elsewhere
$12.0 million from a mortgage refinancing, o
Current report — wording carried from elsewhere
We repaid a net $122.0 million on our Line,
Current report — wording carried from elsewhere
Effective August 1, 2025, we acquired our partners' 50% shares in two single property partnerships for a combined purchase price of $23.7 million. Following this acquisition, the Company now owns 100% of these properties, and the properties have been consolidated into the Company’s financial statements.
Rearranged previous paragraphs (7)
Previous report — wording carried elsewhere
$2.5 million increase in compensation costs primarily driven by performance-based incentive compensation;
Previous report — wording carried elsewhere
$2.7 million decrease in interest income primarily due to maintaining higher levels of excess cash in short term investments in the comparative prior period.
Previous report — wording carried elsewhere
There were no significant changes in Net investment income.
Previous report — wording carried elsewhere
Equity in income of investments in real estate partnerships increased $1.4 million mainly due to increases in operating income driven from increased occupancy and positive rental spreads on new and renewal leases at properties held in the unconsolidated real estate partnerships.
Previous report — wording carried elsewhere
$1.9 million decrease due to dispositions of operating properties.
Previous report — wording carried elsewhere
$3.7 million increase from acquisitions of operating properties and development properties becoming available for occupancy.
Previous report — wording carried elsewhere
$0.4 million increase in other general and administrative expenses.