Regency Centers (REG) official guidance

We continue to expect total NOI growth north of 6%, reflecting meaningful contributions from ground-up development deliveries and the substantial acquisitions we completed last year.

We expect total NOI growth in the mid-6% area, which includes our expectation of delivering approximately $10 million of incremental NOI from ground-up development projects currently in process.

| Cap rate (weighted average) | 7.3% | +/- 5.9% | 0.0% |

| Cap rate (weighted average) | 6.0% | 0.0% |

| Acquisitions | $6,300 | +/-$25,000 | $0 |

| Acquisitions (as incurred) | $538,486 | $0 |

| Core Operating Earnings per diluted share(1) | $1.16 | $4.59 - $4.63 | $4.59 - $4.63 |

| Core Operating Earnings per diluted share(1) | $4.41 | $4.59 - $4.63 |

| Development and Redevelopment spend | $100,700 | +/-$350,000 | +/-$325,000 |

| Development and Redevelopment spend | $316,300 | +/-$325,000 |

| Cap rate (weighted average) | 0.0% | 0.0% | 0.0% |

| Cap rate (weighted average)(5) | 5.6% | 0.0% |

| Net Income Attributable to Common Shareholders per diluted share | $0.68 | $2.45 - $2.49 | $2.35 - $2.39 |

| Net Income Attributable to Common Shareholders per diluted share | $2.82 | $2.35 - $2.39 |

| G&A expense, net(3) | $24,894 | $96,000-$100,000 | $96,000-$100,000 |

| G&A expense, net(3) | $96,408 | $96,000-$100,000 |

| Interest expense, net and Preferred stock dividends(4) | $60,962 | $250,000-$252,000 | $250,000-$252,000 |

| Interest expense, net and Preferred stock dividends(4) | $234,146 | $250,000-$252,000 |

| Management, transaction and other fees | $6,652 | +/-$27,000 | +/-$27,000 |

| Management, transaction and other fees | $27,298 | +/-$27,000 |

| Nareit Funds From Operations (“Nareit FFO”) per diluted share | $1.20 | $4.83 - $4.87 | $4.83 - $4.87 |

| Nareit Funds From Operations (“Nareit FFO”) per diluted share | $4.64 | $4.83 - $4.87 |

You guided to $51 million for the year, so pro-rated that would have been about $12.75 million for the first quarter.

| Non-cash revenues(2) | $9,693 | +/-$51,000 | +/- $51,000 |

| Non-cash revenues(2) | $49,163 | +/-$51,000 |

| Dispositions | $0 | $0 | $0 |

| Dispositions (as incurred) | $109,954 | $0 |

| Same property NOI growth | 4.4% | +3.25% to +3.75% | +3.25% to +3.75% |

| Same property NOI growth without termination fees | 5.3% | +3.25% to +3.75% |

And as we look forward into '26 and beyond, as I articulated in our prepared remarks, we believe we can be on a run rate here as we look at our shadow pipeline of $1 billion over the next 3 years of new investment.