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Regency Centers Updates 2012 Earnings Guidance

Regency Centers Corporation (NYSE:REG);(“Regency” or “The Company”) announced today updated earnings guidance associated with the redemption and new issuance of preferred securities.

Effective today, Regency priced $250 million of newly issued 6.625% Series 6 Cumulative Redeemable Preferred Shares (“Series 6 Stock”). The Company will use the proceeds for (i) the purchase of all outstanding of 7.45% Series D Cumulative Redeemable Preferred Limited Partnership Units of its operating partnership (“Series D Units”); (ii) the redemption of 7.45% Series 3 Cumulative Redeemable Preferred Shares (“Series 3 Stock”); and (iii) the redemption of 7.25% Series 4 Cumulative Redeemable Preferred Shares (“Series 4 Stock”; collectively, the “Preferred Redemptions”).

Full-year 2012 Recurring Funds From Operations (“FFO”) will increase by $1.6 million, or $0.02 per share, as a result of the preferred dividend savings. Beginning in 2013, the Preferred Redemptions and the issuance of the Series 6 Stock will result in annual preferred dividend savings of approximately $1.8 million.

Full-year 2012 FFO will be lower by approximately $6.1 million, or $0.07 per share, due to the one-time impacts of (i) the expensing of original issuance costs of approximately $7.8 million on the Preferred Redemptions; (ii) the gain recognized by a negotiated discount to par of $1.9 million on the purchase of the Series D Units; and (iii) the one-time additional dividend payments of $1.8 million in the first quarter related to the required notice period of the Series 3 Stock and Series 4 Stock redemptions. These one-time impacts will be offset by the preferred dividend savings of $1.6 million for the remainder of the year.

Please see below updated summaries of guidance and Recurring FFO reconciliations.
2012 Earnings Guidance
Previous Guidance   Updated Guidance
FFO/share - 2012 $ 2.30 - $2.46 $ 2.23 - $2.39
FFO/share - Q1 2012 $ 0.55 - $0.59 $ 0.47 - $0.51
Recurring FFO/share - 2012 $ 2.36 - $2.50 $ 2.38 - $2.52
Recurring FFO/share - Q1 2012 $ 0.54 - $0.58 no change
All numbers are per share except weighted average shares  
  Three Months Ended
Funds From Operations Guidance:   March 31, 2012   Full Year 2012
Net income attributable to common stockholders ($0.01 ) $ 0.03 $ 0.32 $ 0.48
Adjustments to reconcile net income to FFO:
Depreciation expense, amortization and
other amounts as defined below $ 0.48 0.48 $ 1.91 1.91
  Funds From Operations (1) $ 0.47     0.51   $ 2.23   $ 2.39  
Adjustments to reconcile FFO to Recurring FFO:
Original preferred stock issuance costs expensed 0.09 0.09 0.09 0.09
Gain on redemption of preferred units (0.02 ) (0.02 ) (0.02 ) (0.02 )
One-time additional preferred dividend payment 0.02 0.02 0.02 0.02
All other non-recurring items   (0.02 )   (0.02 )   0.06     0.04  
Recurring Funds From Operations (1) $ 0.54     0.58   $ 2.38     2.52  
Weighted average shares (000's) 90,314 90,424


(1) See the definition of Funds from Operations and Recurring Funds from Operations included on page 2 of our supplemental report, as filed as Exhibit 99.2 to our Form 8-K dated February 1, 2012.

Regency Centers Corporation (NYSE: REG)

Regency is the leading national owner, operator, and developer of grocery-anchored and community shopping centers. At December 31, 2011, the Company owned 364 retail properties, including those held in co-investment partnerships. Including tenant-owned square footage, the portfolio encompassed 49.5 million square feet located in top markets throughout the United States. Since 2000 Regency has developed 205 shopping centers, including those currently in-process, representing an investment at completion of $3.0 billion. Operating as a fully integrated real estate company, Regency is a qualified real estate investment trust that is self-administered and self-managed.

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