Regency Centers Updates 2015 and Introduces 2016 Earnings Guidance

JACKSONVILLE, Fla.--(BUSINESS WIRE)--

Regency Centers Corporation ("Regency" or the "Company") REG today announced updated 2015 and initial full-year 2016 earnings guidance. Selected items are listed herein and a complete listing of guidance components is included on the Company's website at investors.regencycenters.com.

Updated Full-Year 2015 Guidance
		Previous Guidance		Updated Guidance
Core Funds From Operations ("Core FFO") per diluted share		$3.00 – $3.03		$3.02 – $3.04
NAREIT Funds From Operations ("NAREIT FFO") per diluted share		$2.89 – $2.92		$2.90 – $2.92
Same Property Net Operating Income ("SPNOI") Growth excluding termination fees (pro-rata)		4.0% – 4.3%		+/- 4.4%
Initial Full-Year 2016 Guidance
Core FFO per diluted share		$3.20 – $3.26
NAREIT FFO per diluted share		$3.18 – $3.24
SPNOI Growth excluding termination fees (pro-rata)		2.75% – 3.50%

Reconciliation of Net Income attributable to Common Stockholders to NAREIT FFO and Core FFO
					Full Year								Full Year
NAREIT FFO and Core FFO Guidance:					2015								2016
Net income attributable to common stockholders					$	1.34			1.36				$		1.29			1.35
Adjustments to reconcile net income to NAREIT FFO:
Depreciation and amortization						1.91			1.91						1.89			1.89
Gain on sale of operating properties						(0.38	)		(0.38	)					0.00			0.00
All other amounts						0.03			0.03						0.00			0.00
NAREIT Funds From Operations					$	2.90			2.92				$		3.18			3.24
Adjustments to reconcile NAREIT FFO to Core FFO:
Development and acquisition pursuit costs						0.02			0.02						0.02			0.02
Early extinguishment of debt						0.08			0.08						0.00			0.00
Change in executive management						0.02			0.02						0.00			0.00
All other non-core amounts						0.00			0.00						0.00			0.00
Core Funds From Operations					$	3.02			3.04				$		3.20			3.26

About Regency Centers Corporation REG

With more than 50 years of experience, Regency is the preeminent national owner, operator and developer of high-quality, grocery-anchored neighborhood and community shopping centers. The Company's portfolio of 318 retail properties encompasses over 42.7 million square feet located in top markets throughout the United States, including co-investment partnerships. Regency has developed 219 shopping centers since 2000, representing an investment at completion of more than $3 billion. Operating as a fully integrated real estate company, Regency is a qualified real estate investment trust that is self-administered and self-managed.

Forward-looking statements involve risks and uncertainties. Actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements. Please refer to the documents filed by Regency Centers Corporation with the SEC, specifically the most recent reports on Forms 10-K and 10-Q, which identify important risk factors which could cause actual results to differ from those contained in the forward-looking statements.

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