0001193125-26-330021 | 10-Q | XBRL Viewer

Notes Payable and Unsecured Credit Facilities - Schedule of Debt Net of Unamortized Debt Premium (Discount) and Debt Issuance Costs (Parentheticals) (Details) $ in Billions	6 Months Ended
	Jun. 30, 2026 USD ($)
Debt Disclosure [Abstract]
Line of credit maximum amount	$ 1.5
Percentage of variable rate debt fixed through interest rate swaps	99.50%
Line of credit extended maturity period	two additional six-month periods beyond the Scheduled Maturity Date set forth in the table above

Consolidated Statements of Capital (Unaudited) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Net income	$ 119,739	$ 108,349	$ 252,537	$ 220,202
Other comprehensive income (loss)
Amounts reclassified from accumulated other comprehensive income (loss)	(377)	(1,015)	(842)	(2,760)
Deferred compensation plan, net	(49)		(52)
Contributions from partners	2,074	5,439	2,311	10,626
Distributions to partners	(3,075)	(2,620)	(7,411)	(6,130)
Total Partners' Capital [Member]
Net income	115,764	106,021	244,313	215,608
Other comprehensive income (loss)
Amounts reclassified from accumulated other comprehensive income (loss)	(338)	(927)	(760)	(2,579)
Deferred compensation plan, net	(49)		(52)
Partnership Interest [Member]
Beginning Balance	7,164,907	6,876,440	7,181,606	6,900,307
Net income	119,739	108,349	252,537	220,202
Other comprehensive income (loss)
Other comprehensive income (loss) before reclassification	2,579	(1,201)	4,680	(3,655)
Amounts reclassified from accumulated other comprehensive income (loss)	(377)	(1,015)	(842)	(2,760)
Deferred compensation plan, net	(49)		(52)
Contributions from partners	2,074	5,439	2,311	10,626
Distributions to partners	(144,222)	(131,356)	(289,679)	(263,616)
Preferred unit distributions	(3,413)	(3,413)	(6,826)	(6,826)
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	6,204	5,570	12,186	11,118
Repurchase of exchangeable operating partnership units		(2,046)		(2,046)
Common units repurchased as a result of common stock repurchased by Parent Company, net of issuances	(254)	173	(8,733)	(6,410)
Ending Balance	7,147,188	6,856,940	7,147,188	6,856,940
Partnership Interest [Member] \| Total Partners' Capital [Member]
Beginning Balance	7,037,540	6,740,162	7,051,830	6,764,890
Net income	118,124	106,607	249,290	216,836
Other comprehensive income (loss)
Other comprehensive income (loss) before reclassification	2,502	(1,153)	4,500	(3,462)
Amounts reclassified from accumulated other comprehensive income (loss)	(334)	(933)	(754)	(2,593)
Deferred compensation plan, net	(49)		(52)
Contributions from partners				2,210
Distributions to partners	(141,147)	(128,736)	(282,268)	(257,486)
Preferred unit distributions	(3,413)	(3,413)	(6,826)	(6,826)
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	6,204	5,570	12,186	11,118
Repurchase of exchangeable operating partnership units		(2,046)		(2,046)
Common units repurchased as a result of common stock repurchased by Parent Company, net of issuances	(254)	173	(8,733)	(6,410)
Ending Balance	7,019,173	6,716,231	7,019,173	6,716,231
Partnership Interest [Member] \| Accumulated Other Comprehensive Income (Loss) [Member]
Beginning Balance	(2,687)	(1,715)	(4,220)	2,226
Other comprehensive income (loss)
Other comprehensive income (loss) before reclassification	2,451	(1,146)	4,406	(3,435)
Amounts reclassified from accumulated other comprehensive income (loss)	(338)	(927)	(760)	(2,579)
Ending Balance	(574)	(3,788)	(574)	(3,788)
Partnership Interest [Member] \| Noncontrolling Interests In Limited Partners Interest In Consolidated Partnerships [Member]
Beginning Balance	127,367	136,278	129,776	135,417
Net income	1,615	1,742	3,247	3,366
Other comprehensive income (loss)
Other comprehensive income (loss) before reclassification	77	(48)	180	(193)
Amounts reclassified from accumulated other comprehensive income (loss)	(43)	(82)	(88)	(167)
Contributions from partners	2,074	5,439	2,311	8,416
Distributions to partners	(3,075)	(2,620)	(7,411)	(6,130)
Ending Balance	128,015	140,709	128,015	140,709
Partnership Interest [Member] \| General Partner Preferred and Common Units [Member]
Beginning Balance	6,895,522	6,701,293	6,911,110	6,721,920
Net income	115,764	106,021	244,313	215,608
Other comprehensive income (loss)
Adjustment for noncontrolling interests in the Operating Partnership				2,210
Deferred compensation plan, net	(49)		(52)
Distributions to partners	(138,249)	(127,984)	(276,473)	(255,960)
Preferred unit distributions	(3,413)	(3,413)	(6,826)	(6,826)
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	6,204	5,570	12,186	11,118
Common units repurchased as a result of common stock repurchased by Parent Company, net of issuances	(254)	173	(8,733)	(6,410)
Ending Balance	6,875,525	6,681,660	6,875,525	6,681,660
Partnership Interest [Member] \| Limited Partner [Member]
Beginning Balance	144,705	40,584	144,940	40,744
Net income	2,360	586	4,977	1,228
Other comprehensive income (loss)
Other comprehensive income (loss) before reclassification	51	(7)	94	(27)
Amounts reclassified from accumulated other comprehensive income (loss)	4	(6)	6	(14)
Adjustment for noncontrolling interests in the Operating Partnership				(2,210)
Contributions from partners				2,210
Distributions to partners	(2,898)	(752)	(5,795)	(1,526)
Repurchase of exchangeable operating partnership units		(2,046)		(2,046)
Ending Balance	$ 144,222	$ 38,359	$ 144,222	$ 38,359

Consolidated Statements of Cash Flows (Unaudited) (Parenthetical) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025
Net of cash acquired		$ 787
Capitalized interest	$ 5,061	4,534
Partnership Interest [Member]
Net of cash acquired		787
Capitalized interest	$ 5,061	$ 4,534

Segment Information - Additional Information (Details)	6 Months Ended
Segment Information - Additional Information (Details)	Jun. 30, 2026 Segment
Segment Reporting [Abstract]
Number of reportable segment	1
Segment Reporting, CODM, Profit (Loss) Measure, How Used, Description	The Company’s chief operating decision maker ("CODM") evaluates operating and financial performance for each property on an individual property level; therefore, the Company defines an operating segment as its individual properties. The individual properties have been aggregated into one reportable segment based upon their similarities with regard to both the nature and economics of the centers, tenants and operational processes, as well as long-term average financial performance.

Notes Payable and Unsecured Credit Facilities - Additional Information (Details) - USD ($) $ in Millions	May 11, 2026	Feb. 02, 2026	Feb. 18, 2026
Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Repaid of fixed rate mortgage loans		$ 88.0
Unsecured Debt [Member] \| Senior Unsecured Debt Due in 2033 [Member]
Debt Instrument [Line Items]
Debt instrument, issue price			$ 450.0
Percentage of debt par value			99.376%
Coupon rate			4.50%
Private Placement [Member]
Debt Instrument [Line Items]
Repaid of unsecured debt	$ 100.0

Property Dispositions

6 Months Ended

Jun. 30, 2026

Discontinued Operations and Disposal Groups [Abstract]

Property Dispositions


3.	Property Dispositions

The following table provides a summary of consolidated operating properties and land parcels sold during the current period:


	Three months ended June 30,					Six months ended June 30,
(in thousands, except number sold data)	2026		2025			2026		2025
Net proceeds from sale of real estate investments	$	2,052		7,165		$	13,882		7,165
Gain (Loss) on sale of real estate, net of tax		268		(294	)		7,462		(193	)
Provision for impairment of real estate sold (1)		—		554			—		554
Number of operating properties sold		1		1			1		1
Number of land parcels sold		1		—			3		—
Percent interest sold	100%		100%			100%		100%

(1)

The Company recognized a total Provision for impairment of $1.3 million during the three and six months ended June 30, 2025 which includes a $0.7 million impairment charge related to the operating property held for sale as of June 30, 2025 and subsequently sold in July 2025.

Organization and Significant Accounting Policies (Policies)

6 Months Ended

Jun. 30, 2026

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Basis of Presentation

The information included in this Report should be read in conjunction with the Company's Annual Report on Form 10-K for the year ended December 31, 2025 (the “Annual Report on Form 10-K”), as certain disclosures in this Report that would duplicate those included in such Annual Report on Form 10-K are not included in these consolidated financial statements. The consolidated financial statements reflect all adjustments which are, in the opinion of management, necessary to fairly state the results for the interim periods presented. These adjustments are considered to be of a normal recurring nature.

Estimates

Estimates, Risks and Uncertainties

The preparation of the Consolidated Financial Statements in conformity with Generally Accepted Accounting Principles ("GAAP") requires the Company's management to make estimates and assumptions that affect the reported amounts of assets and liabilities, and disclosure of commitments and contingent assets and liabilities, as of the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. The most significant estimates in the Company's financial statements relate to the net carrying values of its real estate investments, collectibility of lease income, and acquired lease intangible assets and liabilities. It is possible that the estimates and assumptions that have been utilized in the preparation of the Consolidated Financial Statements could change significantly if economic conditions were to change.

Risks and Uncertainties

The success of the Company's tenants in operating their businesses and their corresponding ability to pay rent may be influenced by evolving political, economic, trade, tax and immigration policies and macroeconomic uncertainty, and the success of the Company's tenants, in the aggregate, is important to the operating and financial success of the Company. These include, without limitation, changes in trade and tariff policies (as well as potential trade disputes and retaliatory actions by other countries), entry into and termination of treaties and trade agreements, and economic sanctions, as well as global economic conflicts. Additionally, geopolitical and macroeconomic challenges, including the war involving Russia and Ukraine, and conflicts in the Middle East involving the U.S. and its allies, Iran and its allies, and Israel, could adversely impact aspects of the U.S. economy and, therefore, consumer confidence and spending.

The policies implemented by the U.S. government to address these and related issues, including changes by the Board of Governors of the Federal Reserve System of its benchmark federal funds rate, increases or decreases in federal government spending, and economic sanctions and tariffs, could result in adverse impacts on the U.S. economy, including inflation, reduction in consumer confidence and spending, a slowing of growth, and potentially a recession, thereby adversely impacting the costs to our tenants of operating their businesses, demand for their products and services, and their ability to pay rent, and/or decreasing future demand for space in shopping centers, which could adversely impact occupancy rates and rents. The potential impact of current macroeconomic and geopolitical challenges on the Company's financial condition, results of operations, and cash flows is subject to change and continues to depend on the extent and duration of these risks and uncertainties. See Item 1A of Part I of the Company's Annual Report on Form 10-K, as supplemented by the discussion in Item 1A of Part II of this Quarterly Report on Form 10-Q, for a more detailed discussion of the Risk Factors potentially impacting the Company's business and results of operations.

Investment Risk Concentrations

As of June 30, 2026, no single tenant comprised 10% or more of our aggregate annualized base rent ("ABR"). As of June 30, 2026, the Company had three geographic concentrations that individually accounted for at least 10% of its aggregate ABR. Real estate properties located in California, Florida and the New York-Newark-Jersey City core-based statistical area accounted for 24.7%, 19.9% and 12.8% of ABR, respectively. As a result, this geographic concentration of our portfolio makes it potentially more susceptible to adverse weather, natural disasters or economic events that may impact these locations. None of Regency's shopping centers are located outside the United States.

Consolidation

The Company consolidates properties that are wholly-owned and properties where it owns less than 100% but holds a controlling financial interest in the entity. Controlling financial interest is determined using an evaluation based on accounting standards related to the consolidation of Variable Interest Entities ("VIEs") and voting interest entities.

Ownership of the Parent Company

The Parent Company currently has a single class of common stock and two series of preferred stock outstanding.

Ownership of the Operating Partnership

The Operating Partnership's capital includes Common Units and Preferred Units. As of June 30, 2026, the Parent Company owned approximately 97.9% of the outstanding Common Units, with the remaining limited partners' Common Units held by third parties ("Exchangeable operating partnership units" or "EOP units"). The Parent Company currently owns all of the Preferred Units.

Real Estate Partnerships

As of June 30, 2026, the Company held partial ownership interests in 107 properties through various real estate partnerships, of which 17 are consolidated partnerships. These partnerships were formed for the purpose of owning and operating real estate properties. The Company's partners in these arrangements include institutional investors, real estate developers or operators, and passive investors (collectively, the "Partners" or "Limited Partners"). The Company’s involvement in these partnerships is through its ownership of its equity interests and its role in property-level management.

The assets of these partnerships are restricted to use by the respective partnerships and cannot be directly reached by general creditors of the Company. Similarly, the obligations of the partnerships are backed by, and can only be settled through the assets of these partnerships or by additional capital contributions by the partners, except to the extent that the Company has provided contractual payment guarantees.

Some of these entities have been determined to be variable interest entities ("VIEs") under applicable accounting guidelines. This determination is primarily based on the assessment that the Limited Partners lack substantive kick-out rights (i.e., the ability to remove the general or managing partner with a simple majority vote or less) and do not possess substantive participating rights.

For those VIE partnerships in which the Company is deemed to be the primary beneficiary in accordance with GAAP, the Company consolidates the entity in its financial statements and the Limited Partners’ ownership interests in such entities are reported as noncontrolling interests.

The carrying amounts of VIEs' assets and liabilities included in the Company's consolidated financial statements, exclusive of the Operating Partnership, are as follows:


(in thousands)	June 30, 2026		December 31, 2025
Assets
Real estate assets, net	$	258,021		332,759
Cash, cash equivalents and restricted cash		17,091		21,890
Tenant and other receivables, net		7,273		7,614
Deferred costs, net		4,068		6,715
Acquired lease intangible assets, net		3,828		4,328
Right of use assets, net		—		17,656
Other assets		826		775
Total Assets	$	291,107		391,737
Liabilities
Notes payable	$	23,613		23,771
Accounts payable and other liabilities		7,506		12,758
Acquired lease intangible liabilities, net		9,941		10,119
Tenants' security, escrow deposits and prepaid rent		959		960
Lease liabilities		—		19,559
Total Liabilities	$	42,019		67,167

For partnerships in which the Company is not the primary beneficiary and does not hold a controlling financial interest but is able to exercise significant influence, the Company accounts for its investments using the equity method of accounting.

Revenues, and Tenant and Other Receivables

Revenues, and Tenant and other Receivables

Income within Management, transaction, and other fees is primarily derived from contracts with the Company's investments in real estate partnerships. The primary components of these revenue streams, the timing of satisfying the performance obligations, and amounts are as follows:


		Three months ended June 30,				Six months ended June 30,
(in thousands)	Timing of satisfaction of performance obligations	2026		2025		2026		2025
Management, transaction, and other fees:
Property management services	Over time	$	4,061		4,151	$	8,143		8,261
Asset management services	Over time		1,760		1,746		3,535		3,463
Leasing services	Point in time		1,054		1,003		1,883		1,875
Other transaction fees	Point in time		317		344		564		457
Total management, transaction, and other fees		$	7,192		7,244	$	14,125		14,056

The accounts receivable for total management, transactions, and other fees, which are included within Tenant and other receivables, net in the accompanying Consolidated Balance Sheets, are $18.0 million and $17.8 million, as of June 30, 2026 and December 31, 2025, respectively.

Recent Accounting Pronouncements

The following table provides a brief description of recent accounting pronouncements and the expected impact on our financial statements:


Standard	Description	Effective date	Effect on the financial statements or other significant matters
Recently issued:

           ASU 2024-03, Income Statement—Reporting Comprehensive Income—Expense Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses
 
ASU 2025-01, Income Statement - Reporting Comprehensive, Income -Expense Disaggregation Disclosures (Subtopic 220-40), Clarifying the Effective Date

           ASU 2024-03 requires public business entities to provide additional disclosures that disaggregate certain income statement expense captions into specified categories.  The ASU does not impact the presentation of expenses on the face of the income statement but requires additional footnote disclosures to provide users of the financial statements with greater insight into the nature and composition of reported expenses.

           Fiscal years beginning January 1, 2027, and interim periods for fiscal years beginning January 1, 2028; Early adoption permitted. 

           The Company is assessing the impact this ASU will have on the Company’s financial statement disclosures.  While the adoption of this standard is not expected to have a material impact on the financial position or results of operations, it will require enhanced footnote disclosures related to the disaggregation of income statement expenses.

           ASU 2025-03, Business Combinations (Topic 805) and Consolidation (Topic 810): Determining the Accounting Acquirer in the Acquisition of a Variable Interest Entity

           ASU 2025-03 clarifies the guidance in determining the accounting acquirer in a business combination effected primarily by exchanging equity interests when the acquiree is a VIE that meets the definition of a business. 

           January 1, 2027; Early adoption is permitted. 

           The Company is currently evaluating the impact of this ASU, but the adoption will not have a material effect on the Company's financial position or results of operations.

           ASU 2025-06, Intangibles—Goodwill and Other— Internal-Use Software (Subtopic 350-40): Targeted Improvements to the Accounting for Internal-Use Software

           ASU 2025-06 amends certain aspects of the accounting for and disclosure of software costs and makes targeted improvements for accounting for internally developed software to be sold or marketed externally.

           January 1, 2028; Early adoption is permitted. 

           The Company is currently evaluating the impact of this ASU, but the adoption will not have a material effect on the Company’s financial position or results of operations.

           ASU 2026-02, Environmental Credits and Environmental Credit Obligations (Topic 818)

           ASU 2026-02 establishes a comprehensive accounting framework for environmental credits and related environmental compliance obligations. The ASU provides guidance on the recognition, measurement, presentation, derecognition, and disclosure of environmental credits, including renewable energy certificates, carbon offsets, emissions allowances, and similar instruments.

           January 1, 2028; Early adoption is permitted. 

           The Company is currently evaluating the impact of this ASU, but the adoption will not have a material effect on the Company’s financial position or results of operations.

- Definition

Disclosure of accounting policy for the use of estimates in the preparation of financial statements in conformity with generally accepted accounting principles.

+ References

Reference 1: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 235
-Name Accounting Standards Codification
-Section S50
-Paragraph 1
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Reference 2: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 235
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.9-05(b)(2))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147477314/942-235-S99-1

Reference 3: http://www.xbrl.org/2003/role/disclosureRef
-Topic 275
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 12
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482861/275-10-50-12

Reference 4: http://www.xbrl.org/2003/role/disclosureRef
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-URI https://asc.fasb.org/1943274/2147482861/275-10-50-9

Reference 5: http://www.xbrl.org/2003/role/exampleRef
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-Section 55
-Paragraph 6
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-URI https://asc.fasb.org/1943274/2147482836/275-10-55-6

Reference 6: http://www.xbrl.org/2003/role/disclosureRef
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-URI https://asc.fasb.org/1943274/2147482861/275-10-50-6

Reference 7: http://www.xbrl.org/2003/role/disclosureRef
-Topic 275
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-Name Accounting Standards Codification
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-Paragraph 4
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482861/275-10-50-4

Reference 8: http://www.xbrl.org/2003/role/disclosureRef
-Name Accounting Standards Codification
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-Paragraph 1
-Subparagraph (b)
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-URI https://asc.fasb.org/1943274/2147482861/275-10-50-1

Reference 9: http://www.xbrl.org/2003/role/disclosureRef
-Name Accounting Standards Codification
-Section 50
-Paragraph 1
-Subparagraph (c)
-SubTopic 10
-Topic 275
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482861/275-10-50-1

+ Details

Notes Payable and Unsecured Credit Facilities (Tables)

6 Months Ended

Jun. 30, 2026

Debt Disclosure [Abstract]

Schedule of Debt

The Company's outstanding debt, net of unamortized debt premium (discount) and debt issuance costs, consisted of the following as of the dates set forth below:


(in thousands)	Scheduled Maturity Date	Weighted Average Contractual Rate	Weighted Average Effective Rate	June 30, 2026		December 31, 2025
Notes payable:
Fixed rate mortgage loans	1/1/2027 - 10/1/2038	4.0%	4.9%	$	386,028		475,948
Variable rate mortgage loans (1)	10/1/2026 - 2/20/2032	4.4%	4.6%		268,098		270,489
Fixed rate unsecured debt	8/11/2026 - 3/15/2049	4.2%	4.4%		4,219,056		3,872,864
Total notes payable, net					4,873,182		4,619,301
Unsecured credit facility:
$1.5 Billion line of credit (the "Line") (1)(2)	3/23/2028	4.4%	4.7%		30,000		120,000
Total unsecured credit facility					30,000		120,000
Total debt outstanding				$	4,903,182		4,739,301

(1)

As of June 30, 2026, 99.5% of the variable rate debt are fixed through interest rate swaps.

(2)

The Company has the option to extend the maturity date by two additional six-month periods beyond the Scheduled Maturity Date set forth in the table above. Weighted average effective rate for the Line is calculated based on a fully drawn Line balance using the period end variable rate.

Schedule of Maturities of Long-term Debt

Scheduled principal payments and maturities on notes payable and the unsecured credit facility were as follows:


(in thousands)	June 30, 2026
Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities			Unsecured Maturities (1)			Total
2026 (2)	$	6,417		59,851			100,000			166,268
2027		10,051		222,558			525,000			757,609
2028		8,365		51,939			330,000			390,304
2029		5,619		97,120			425,000			527,739
2030		5,445		2,163			600,000			607,608
Beyond 5 Years		24,209		190,681			2,300,000			2,514,890
Unamortized debt premium/(discount) and issuance costs		—		(30,292	)		(30,944	)		(61,236	)
Total	$	60,106		594,020			4,249,056			4,903,182

(1)

Includes unsecured public and private debt and unsecured credit facilities.

(2)

Reflects scheduled principal payments and maturities for the remainder of the year.

Property Dispositions - Schedule of Properties Disposed of (Details) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026 USD ($) Property	Jun. 30, 2025 USD ($) Property	Jun. 30, 2026 USD ($) Property	Jun. 30, 2025 USD ($) Property
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net proceeds from sale of real estate investments	$ 2,052	$ 7,165	$ 13,882	$ 7,165
Gain (Loss) on sale of real estate, net of tax	$ 268	(294)	$ 7,462	(193)
Provision for impairment of real estate		$ 1,262		$ 1,262
Wholly Owned Properties [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Percent interest sold	100.00%	100.00%	100.00%	100.00%
Real Estate Sold [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Provision for impairment of real estate		$ 554		$ 554
Operating Properties [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of real estate properties sold \| Property	1	1	1	1
Land [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of real estate properties sold \| Property	1		3

Stock-Based Compensation (Tables)

6 Months Ended

Jun. 30, 2026

Share-Based Payment Arrangement [Abstract]

Disclosure of Share-based Compensation Arrangements by Share-based Payment Award

The Company records stock-based compensation expense within General and administrative expenses in the accompanying Consolidated Statements of Operations, and recognizes forfeitures as they occur.


	Three months ended June 30,						Six months ended June 30,
(in thousands)	2026			2025			2026			2025
Restricted stock	$	6,061			5,455		$	11,929			10,898
Directors' fees paid in common stock and other employee stock grants		143			115			257			220
Capitalized stock-based compensation		(863	)		(671	)		(1,566	)		(1,254	)
Stock-based compensation, net of capitalization	$	5,341			4,899		$	10,620			9,864

Organization and Significant Accounting Policies - Components of Revenue Streams, Timing of Satisfying Performance Obligations, and Amounts (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Schedule of management, transaction, and other fees [Line Items]
Management, transaction, and other fees	$ 7,192	$ 7,244	$ 14,125	$ 14,056
Property management services [Member]
Schedule of management, transaction, and other fees [Line Items]
Management, transaction, and other fees	4,061	4,151	$ 8,143	8,261
Timing of satisfaction of performance obligations			Over time
Asset management services [Member]
Schedule of management, transaction, and other fees [Line Items]
Management, transaction, and other fees	1,760	1,746	$ 3,535	3,463
Timing of satisfaction of performance obligations			Over time
Leasing services [Member]
Schedule of management, transaction, and other fees [Line Items]
Management, transaction, and other fees	1,054	1,003	$ 1,883	1,875
Timing of satisfaction of performance obligations			Point in time
Other transaction fees [Member]
Schedule of management, transaction, and other fees [Line Items]
Management, transaction, and other fees	$ 317	$ 344	$ 564	$ 457
Timing of satisfaction of performance obligations			Point in time

Segment Information (Tables)

6 Months Ended

Jun. 30, 2026

Segment Reporting [Abstract]

Summary of Net Operating Income ('"NOI")

The following tables provide information about the Company's reportable segment's revenues, significant expenses, net operating income ("NOI") and the reconciliation of NOI to the Company’s consolidated Net income:


	Three months ended June 30,						Six months ended June 30,
(in thousands)	2026			2025			2026			2025
Lease income	$	438,463			405,915		$	875,558			814,003
Other property income		4,000			4,613			7,718			7,992
Less:
Straight-line rent on lease income		(5,816	)		(6,332	)		(10,524	)		(12,783	)
Above/below market rent amortization, net		(5,594	)		(5,919	)		(11,389	)		(12,924	)
Total real estate revenues		431,053			398,277			861,363			796,288
Operating expenses (1)		(76,316	)		(65,664	)		(154,464	)		(139,128	)
Real estate taxes		(54,631	)		(51,680	)		(110,399	)		(102,689	)
NOI	$	300,106			280,933		$	596,500			554,471

(1)

Operating expenses include Operating and maintenance, Ground rent and Termination expense

Summary of Reconciliation of NOI to Net Income


	Three months ended June 30,						Six months ended June 30,
(in thousands)	2026			2025			2026			2025
Reconciliation of NOI to Net income:
NOI	$	300,106			280,933		$	596,500			554,471
Consolidated:
Straight-line rent on lease income		5,469			5,787			10,025			11,394
Above/below market rent amortization, net		5,449			5,731			11,037			12,481
Management, transaction, and other fees		7,192			7,244			14,125			14,056
Straight-line rent on ground rent		(499	)		(336	)		(880	)		(673	)
Above/below market ground rent amortization		(536	)		(532	)		(1,072	)		(1,067	)
Depreciation and amortization		(108,803	)		(99,535	)		(215,225	)		(196,309	)
General and administrative		(27,567	)		(25,480	)		(53,173	)		(47,080	)
Other operating expenses		(2,037	)		(1,944	)		(3,038	)		(3,632	)
Other expense, net		(50,593	)		(51,040	)		(94,889	)		(99,713	)
Add: Share of noncontrolling interests excluded from NOI		2,298			2,200			4,467			4,404
Less: Equity in income of investments in real estate excluded from NOI		(10,740	)		(14,679	)		(15,340	)		(28,130	)
Net income	$	119,739			108,349		$	252,537			220,202

Earnings per Share and Unit (Tables)

6 Months Ended

Jun. 30, 2026

Schedule of earnings per share

The following summarizes the calculation of basic and diluted earnings per share:


	Three months ended June 30,				Six months ended June 30,
(in thousands, except per share data)	2026		2025		2026		2025
Numerator:
Net income attributable to common shareholders - basic	$	112,351		102,608	$	237,487		208,782
Net income attributable to common shareholders - diluted	$	112,351		102,608	$	237,487		208,782
Denominator:
Weighted average common shares outstanding for basic EPS		183,108		181,543		183,053		181,497
Weighted average common shares outstanding for diluted EPS (1)		183,351		181,955		183,309		181,877
Net income per common share – basic	$	0.61		0.57	$	1.30		1.15
Net income per common share – diluted	$	0.61		0.56	$	1.30		1.15

(1)

Includes the dilutive impact of unvested restricted stock.

Partnership Interest [Member]

Schedule of earnings per share

The following summarizes the calculation of basic and diluted earnings per unit ("EPU"):


	Three months ended June 30,				Six months ended June 30,
(in thousands, except per unit data)	2026		2025		2026		2025
Numerator:
Net income attributable to common unit holders - basic	$	114,711		103,194	$	242,464		210,010
Net income attributable to common unit holders - diluted	$	114,711		103,194	$	242,464		210,010
Denominator:
Weighted average common units outstanding for basic EPU		186,946		182,611		186,891		182,586
Weighted average common units outstanding for diluted EPU (1)		187,190		183,023		187,147		182,966
Net income per common unit – basic	$	0.61		0.57	$	1.30		1.15
Net income per common unit – diluted	$	0.61		0.56	$	1.30		1.15

(1)

Includes the dilutive impact of unvested restricted stock.

Pay vs Performance Disclosure - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
Pay vs Performance Disclosure - USD ($) $ in Thousands	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Pay vs Performance Disclosure
Net Income (Loss)	$ 115,764	$ 106,021	$ 244,313	$ 215,608

- Definition

The portion of profit or loss for the period, net of income taxes, which is attributable to the parent.

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+ Details

Leases (Tables)

6 Months Ended

Jun. 30, 2026

Leases [Abstract]

Operating Lease, Lease Income

The following table provides a disaggregation of lease income recognized as either fixed or variable lease income based on the criteria specified in Topic 842:


	Three months ended June 30,						Six months ended June 30,
(in thousands)	2026			2025			2026			2025
Operating lease income
Fixed and in-substance fixed lease income	$	294,095			271,608		$	583,443			538,344
Variable lease income		105,930			93,762			217,133			192,141
Other lease related income, net:
Above/below market rent and tenant rent inducement amortization, net		5,449			5,731			11,037			12,481
Uncollectible straight-line rent (1)		(894	)		(423	)		(2,921	)		(823	)
Uncollectible amounts billable in lease income		(1,782	)		(1,573	)		(3,281	)		(1,959	)
Total lease income	$	402,798			369,105		$	805,411			740,184

(1)

The amounts include straight-line rent adjustments associated with converting between cash basis and accrual basis of accounting for certain leases.

Components Of Tenant And Other Receivables

The following table represents the components of Tenant and other receivables, net of amounts considered uncollectible, in the accompanying Consolidated Balance Sheets:


(in thousands)	June 30, 2026		December 31, 2025
Tenant receivables	$	31,797		29,578
Straight-line rent receivables		190,757		180,871
Other receivables (1)		69,106		63,413
Total tenant and other receivables	$	291,660		273,862

(1)

Other receivables include notes receivable, construction receivables, insurance receivables, and amounts due from real estate partnerships for Management, transaction, and other fee income.

Real Estate Investments - Schedule of Properties Acquired (Details) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025
Business Acquisition [Line Items]
Purchase Price	$ 95,900	$ 179,950
Debt Assumed, Net of Discounts (Premium)	0	68,693
Consolidated Properties [Member]
Business Acquisition [Line Items]
Purchase Price	58,800	153,700
Debt Assumed, Net of Discounts (Premium)	0	56,809
Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Purchase Price	37,100	26,250
Debt Assumed, Net of Discounts (Premium)	0	11,884
Off-Market Favorable Lease [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	7,744	16,438
Off-Market Favorable Lease [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	4,543	14,033
Off-Market Favorable Lease [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	3,201	2,405
Off-Market Lease, Unfavorable [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	4,761	24,552
Off-Market Lease, Unfavorable [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	4,033	19,054
Off-Market Lease, Unfavorable [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	$ 728	$ 5,498
Haddon Commons [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased	Jan. 01, 2026
Property Name	Haddon Commons
City/State	Westmont, NJ
Ownership	100.00%
Purchase Price	$ 10,500
Debt Assumed, Net of Discounts (Premium)	0
Haddon Commons [Member] \| Off-Market Favorable Lease [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	1,329
Haddon Commons [Member] \| Off-Market Lease, Unfavorable [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	$ 1,217
Crystal Brook Corner [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased	Jan. 28, 2026
Property Name	Crystal Brook Corner
City/State	Brookhaven, NY
Ownership	100.00%
Purchase Price	$ 30,000
Debt Assumed, Net of Discounts (Premium)	0
Crystal Brook Corner [Member] \| Off-Market Favorable Lease [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	2,245
Crystal Brook Corner [Member] \| Off-Market Lease, Unfavorable [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	$ 2,068
Pablo Plaza [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased	Apr. 24, 2026
Property Name	Pablo Plaza
City/State	Jacksonville Beach, FL
Ownership	100.00%
Purchase Price	$ 2,300
Debt Assumed, Net of Discounts (Premium)	0
Pablo Plaza [Member] \| Off-Market Favorable Lease [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	179
Pablo Plaza [Member] \| Off-Market Lease, Unfavorable [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	$ 0
Berkshire Commons [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased	May 06, 2026
Property Name	Berkshire Commons
City/State	Naples, FL
Ownership	100.00%
Purchase Price	$ 9,000
Debt Assumed, Net of Discounts (Premium)	0
Berkshire Commons [Member] \| Off-Market Favorable Lease [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	790
Berkshire Commons [Member] \| Off-Market Lease, Unfavorable [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	$ 748
The Berkeley at Durbin Park [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased	Jun. 25, 2026
Property Name	The Berkeley at Durbin Park
City/State	St Johns, FL
Ownership	100.00%
Purchase Price	$ 7,000
Debt Assumed, Net of Discounts (Premium)	0
The Berkeley at Durbin Park [Member] \| Off-Market Favorable Lease [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	0
The Berkeley at Durbin Park [Member] \| Off-Market Lease, Unfavorable [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	$ 0
Shops at Highland Walk [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased	Jun. 11, 2026
Property Name	Shops at Highland Walk
City/State	Denver, CO
Ownership	20.00%
Purchase Price	$ 37,100
Debt Assumed, Net of Discounts (Premium)	0
Shops at Highland Walk [Member] \| Off-Market Favorable Lease [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	3,201
Shops at Highland Walk [Member] \| Off-Market Lease, Unfavorable [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities	$ 728
Putnam Plaza [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased		Jan. 01, 2025
Property Name		Putnam Plaza
City/State		Carmel Hamlet, NY
Ownership		100.00%
Purchase Price		$ 31,000
Debt Assumed, Net of Discounts (Premium)		16,749
Putnam Plaza [Member] \| Off-Market Favorable Lease [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities		4,308
Putnam Plaza [Member] \| Off-Market Lease, Unfavorable [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities		$ 460
Orange Meadows [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased		Jan. 10, 2025
Property Name		Orange Meadows
City/State		Orange, CT
Ownership		100.00%
Purchase Price		$ 4,200
Debt Assumed, Net of Discounts (Premium)		0
Orange Meadows [Member] \| Off-Market Favorable Lease [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities		354
Orange Meadows [Member] \| Off-Market Lease, Unfavorable [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities		$ 299
Brentwood Place [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased		Mar. 14, 2025
Property Name		Brentwood Place
City/State		Nashville, TN
Ownership		100.00%
Purchase Price		$ 118,500
Debt Assumed, Net of Discounts (Premium)		40,060
Brentwood Place [Member] \| Off-Market Favorable Lease [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities		9,371
Brentwood Place [Member] \| Off-Market Lease, Unfavorable [Member] \| Consolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities		$ 18,295
Armonk Square [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Date Purchased		May 12, 2025
Property Name		Armonk Square
City/State		Armonk, NY
Ownership		20.00%
Purchase Price		$ 26,250
Debt Assumed, Net of Discounts (Premium)		11,884
Armonk Square [Member] \| Off-Market Favorable Lease [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities		2,405
Armonk Square [Member] \| Off-Market Lease, Unfavorable [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Intangible Assets/Liabilities		$ 5,498

Notes Payable and Unsecured Credit Facilities - Schedule of Debt Net of Unamortized Debt Premium (Discount) and Debt Issuance Costs (Details) - USD ($)
$ in Thousands

6 Months Ended

Jun. 30, 2026

Dec. 31, 2025

Debt Instrument [Line Items]

Debt Instrument, Variable Interest Rate, Type [Extensible Enumeration]

us-gaap:SecuredOvernightFinancingRateSofrMember

Long-term Debt

$ 4,903,182

$ 4,739,301

Line of Credit

^[1]

$ 30,000

120,000

Fixed Rate Mortgage Loans [Member]

Debt Instrument [Line Items]

Debt, Weighted Average Contractual Interest Rate

4.00%

Debt, Weighted Average Effective Interest Rate

4.90%

Long-term Debt

$ 386,028

475,948

Fixed Rate Mortgage Loans [Member] | Minimum [Member]

Debt Instrument [Line Items]

Long-term Debt, Scheduled Maturity Date

Jan. 01, 2027

Fixed Rate Mortgage Loans [Member] | Maximum [Member]

Debt Instrument [Line Items]

Long-term Debt, Scheduled Maturity Date

Oct. 01, 2038

Variable Rate Mortgage Loans [Member]

Debt Instrument [Line Items]

Debt, Weighted Average Contractual Interest Rate

^[2]

4.40%

Debt, Weighted Average Effective Interest Rate

^[2]

4.60%

Long-term Debt

^[2]

$ 268,098

270,489

Variable Rate Mortgage Loans [Member] | Minimum [Member]

Debt Instrument [Line Items]

Long-term Debt, Scheduled Maturity Date

^[2]

Oct. 01, 2026

Variable Rate Mortgage Loans [Member] | Maximum [Member]

Debt Instrument [Line Items]

Long-term Debt, Scheduled Maturity Date

^[2]

Feb. 20, 2032

Fixed Rate Unsecured Debt [Member]

Debt Instrument [Line Items]

Debt, Weighted Average Contractual Interest Rate

4.20%

Debt, Weighted Average Effective Interest Rate

4.40%

Long-term Debt

$ 4,219,056

3,872,864

Fixed Rate Unsecured Debt [Member] | Minimum [Member]

Debt Instrument [Line Items]

Long-term Debt, Scheduled Maturity Date

Aug. 11, 2026

Fixed Rate Unsecured Debt [Member] | Maximum [Member]

Debt Instrument [Line Items]

Long-term Debt, Scheduled Maturity Date

Mar. 15, 2049

Notes Payable to Banks [Member]

Debt Instrument [Line Items]

Long-term Debt

$ 4,873,182

4,619,301

Line of Credit [Member]

Debt Instrument [Line Items]

Long-term Debt, Scheduled Maturity Date

^[2],[3]

Mar. 23, 2028

Debt, Weighted Average Contractual Interest Rate

^[2],[3]

4.40%

Debt, Weighted Average Effective Interest Rate

^[2],[3]

4.70%

Long-term Debt

^[2],[3]

$ 30,000

$ 120,000

[1]	The carrying amount approximates its fair value due to the variable nature of the terms.
[2]	As of June 30, 2026, 99.5% of the variable rate debt are fixed through interest rate swaps.
[3]	The Company has the option to extend the maturity date by two additional six-month periods beyond the Scheduled Maturity Date set forth in the table above. Weighted average effective rate for the Line is calculated based on a fully drawn Line balance using the period end variable rate.

Other Assets (Tables)

6 Months Ended

Jun. 30, 2026

Other Assets [Abstract]

Schedule of Other Assets

The following table represents the components of Other assets in the accompanying Consolidated Balance Sheets as of the periods set forth below:


(in thousands)	June 30, 2026		December 31, 2025
Goodwill	$	166,739		166,739
Investments		51,528		51,373
Prepaid and other		37,497		34,575
Derivative assets		7,304		6,778
Furniture, fixtures, and equipment, net ("FF&E")		19,578		12,728
Deferred financing costs, net		5,025		6,530
Total other assets	$	287,671		278,723

Earnings per Share and Unit - Additional Information (Details) - shares	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Earnings Per Share And Unit [Abstract]
Weighted average limited partnership units outstanding, basic	3,838,188	1,067,844	3,838,188	1,088,815

Commitments and Contingencies (Details) - USD ($) $ in Millions	Jun. 30, 2026	Dec. 31, 2025
Commitments and Contingencies Disclosure [Abstract]
Accrued liabilities for environmental remediation	$ 16.4	$ 19.2
Environmental Loss Contingency, Statement of Financial Position [Extensible Enumeration]	Accounts Payable and Accrued Liabilities	Accounts Payable and Accrued Liabilities
Line of Credit Facility, Maximum Borrowing Capacity	$ 50.0
Letters of Credit Outstanding, Amount	$ 12.5	$ 12.9

Commitments and Contingencies

6 Months Ended

Jun. 30, 2026

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies


13.	Commitments and Contingencies

Litigation

The Company is a party to litigation and other disputes that arise in the ordinary course of business. While the outcome of any particular lawsuit or dispute cannot be predicted with certainty, in the opinion of management, the Company's currently pending litigation and disputes are not expected to have a material adverse effect on the Company's consolidated financial position, results of operations, or liquidity. Legal fees are expensed as incurred.

Environmental

The Company is subject to numerous environmental laws and regulations. With respect to applicability to the Company, these pertain primarily to chemicals historically used by certain current and former dry cleaning tenants, the existence of asbestos in older shopping centers, underground petroleum storage tanks and other historic land uses. The Company believes that the ultimate disposition of currently known environmental matters will not have a material effect on its financial position, liquidity, or operations. The Company can give no assurance that existing environmental studies with respect to its shopping centers have revealed all potential environmental contamination; that its estimate of liabilities will not change as more information becomes available; that any previous owner, occupant or tenant did not create any material environmental condition not known to the Company; that the current environmental condition of the shopping centers will not be affected by tenants and occupants, by the condition of nearby properties, or by unrelated third parties; and that changes in applicable environmental laws and regulations or their interpretation will not result in additional environmental liability to the Company.

The Company had accrued liabilities of $16.4 million and $19.2 million for environmental assessment and remediation, which are included in Accounts payable, and other liabilities on the Company’s Consolidated Balance Sheets as of June 30, 2026 and December 31, 2025, respectively.

Letters of Credit

The Company has the right to issue letters of credit under the Line up to an aggregate amount not to exceed $50.0 million, which reduce the credit availability under the Line. These letters of credit are primarily issued as collateral on behalf of its captive insurance subsidiary and to facilitate the construction of development projects. The Company had $12.5 million and $12.9 million in letters of credit outstanding as of June 30, 2026 and December 31, 2025, respectively.

Organization and Significant Accounting Policies - Schedule of Variable Interest Entities (Details) - USD ($) $ in Thousands	Jun. 30, 2026	Dec. 31, 2025
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, assets	$ 13,122,942	$ 13,001,283
Variable interest entity, consolidated, carrying amount, liabilities	5,975,754	5,819,677
Variable Interest Entity, Primary Beneficiary [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, assets	291,107	391,737
Variable interest entity, consolidated, carrying amount, liabilities	42,019	67,167
Variable Interest Entity, Primary Beneficiary [Member] \| Notes Payable [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, liabilities	23,613	23,771
Variable Interest Entity, Primary Beneficiary [Member] \| Accounts Payable and Other Liabilities [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, liabilities	7,506	12,758
Variable Interest Entity, Primary Beneficiary [Member] \| Acquired Lease Intangible Liabilities, Net [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, liabilities	9,941	10,119
Variable Interest Entity, Primary Beneficiary [Member] \| Tenants' Security, Escrow Deposits and Prepaid Rent [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, liabilities	959	960
Variable Interest Entity, Primary Beneficiary [Member] \| Lease Liabilities [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, liabilities		19,559
Variable Interest Entity, Primary Beneficiary [Member] \| Real Estate Assets, Net [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, assets	258,021	332,759
Variable Interest Entity, Primary Beneficiary [Member] \| Cash, Cash Equivalents, and Restricted Cash [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, assets	17,091	21,890
Variable Interest Entity, Primary Beneficiary [Member] \| Tenant and Other Receivables, Net [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, assets	7,273	7,614
Variable Interest Entity, Primary Beneficiary [Member] \| Deferred Costs, Net [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, assets	4,068	6,715
Variable Interest Entity, Primary Beneficiary [Member] \| Acquired Lease Intangible Assets, Net [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, assets	3,828	4,328
Variable Interest Entity, Primary Beneficiary [Member] \| Right of Use Assets, Net [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, assets		17,656
Variable Interest Entity, Primary Beneficiary [Member] \| Other Assets [Member]
Variable Interest Entity [Line Items]
Variable interest entity, consolidated, carrying amount, assets	$ 826	$ 775

Segment Information - Summary of Net Operating Income ('"NOI") (Details) - USD ($)
$ in Thousands

3 Months Ended

6 Months Ended

Jun. 30, 2026

Jun. 30, 2025

Jun. 30, 2026

Jun. 30, 2025

Segment Reporting, Reconciling Item for Operating Profit (Loss) from Segment to Consolidated [Line Items]

Lease income

$ 402,798

$ 369,105

$ 805,411

$ 740,184

Other property income

3,520

4,499

6,427

7,520

Straight-line rent on lease income

5,469

5,787

10,025

11,394

Above/below market rent amortization, net

9,964

11,414

Operating expenses

(259,338)

(235,218)

(517,077)

(470,099)

Real estate taxes

(49,985)

(47,500)

(101,395)

(93,860)

NOI

300,106

280,933

596,500

554,471

Shopping Center [Member] | Operating Segments [Member]

Segment Reporting, Reconciling Item for Operating Profit (Loss) from Segment to Consolidated [Line Items]

Lease income

438,463

405,915

875,558

814,003

Other property income

4,000

4,613

7,718

7,992

Straight-line rent on lease income

(5,816)

(6,332)

(10,524)

(12,783)

Above/below market rent amortization, net

(5,594)

(5,919)

(11,389)

(12,924)

Total real estate revenues

431,053

398,277

861,363

796,288

Operating expenses

^[1]

(76,316)

(65,664)

(154,464)

(139,128)

Real estate taxes

(54,631)

(51,680)

(110,399)

(102,689)

NOI

$ 300,106

$ 280,933

$ 596,500

$ 554,471

[1]	Operating expenses include Operating and maintenance, Ground rent and Termination expense

Derivative Instruments - Schedule of Interest Rate Derivatives Outstanding (Details) - Interest Rate Swaps [Member] $ in Thousands	Jun. 30, 2026 USD ($) Instrument	Dec. 31, 2025 USD ($) Instrument
Derivative [Line Items]
Notional amount \| $	$ 296,806	$ 299,375
Number of instruments \| Instrument	15	15

- Definition

The number of derivative instruments of a particular group held by the entity.

+ References + Details

Derivative Instruments

6 Months Ended

Jun. 30, 2026

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Instruments


6.	Derivative Instruments

The Company may use derivative financial instruments, including interest rate swaps, caps, options, floors, and other interest rate derivative contracts, to hedge all or a portion of the interest rate risk associated with its borrowings. The Company does not intend to utilize derivative instruments for speculative transactions or purposes other than mitigation of interest rate risk. The use of derivative financial instruments carries certain risks, including the risk that the counterparties to these contractual arrangements are not able to perform under the agreements. To mitigate this risk, the Company only enters into derivative financial instruments with counterparties that meet the Company's stringent standards for creditworthiness. The Company does not anticipate that any of the counterparties will fail to meet their obligations.

Detail on the Company's interest rate derivatives outstanding is as follows:


(in thousands, except number of instruments data)
Interest Rate Swaps	June 30, 2026		December 31, 2025
Notional amount	$	296,806		299,375
Number of instruments		15		15

Detail on the fair value of the Company's interest rate derivatives is as follows:


(in thousands)
Interest rate swaps classified as:	June 30, 2026			December 31, 2025
Derivative assets	$	7,304			6,778
Derivative liabilities		(459	)		(1,606	)

Derivatives in an asset position are included within Other assets in the accompanying Consolidated Balance Sheets, while those in a liability position are included within Accounts payable and other liabilities.

These derivative financial instruments are all interest rate swaps, which are designated and qualify as cash flow hedges. The Company does not enter into derivative instruments for trading or speculative purposes. As of June 30, 2026, all of the Company's derivatives are designated as cash flow hedges.

The changes in the fair value of derivatives designated and qualifying as cash flow hedges are recorded in Accumulated other comprehensive income ("AOCI") and subsequently reclassified into earnings in the period that the hedged interest payments affect earnings.

The following table represents the effect of the derivative financial instruments on the accompanying Consolidated Financial Statements:


Location and Amount of (Loss) Gain Recognized in OCI on Derivative						Location and Amount of Gain Reclassified from AOCI into Net Income							Total amounts presented in the Consolidated Statements of Operations in which the effects of cash flow hedges are recorded
	Three months ended June 30,						Three months ended June 30,							Three months ended June 30,
(in thousands)	2026		2025				2026			2025				2026		2025
Interest rate swaps	$	2,557		(1,295	)	Interest expense, net	$	(377	)		(1,015	)	Interest expense, net	$	53,582		50,272

	Six months ended June 30,						Six months ended June 30,							Six months ended June 30,
(in thousands)	2026		2025				2026			2025				2026		2025
Interest rate swaps	$	4,735		(3,943	)	Interest expense, net	$	(842	)		(2,760	)	Interest expense, net	$	105,767		98,285

As of June 30, 2026, the Company expects approximately $1.6 million of accumulated comprehensive income on derivative instruments, including the Company's share from its Investments in real estate partnerships, to be reclassified into earnings during the next 12 months.

- Definition

The entire disclosure for derivative instruments and hedging activities including, but not limited to, risk management strategies, non-hedging derivative instruments, assets, liabilities, revenue and expenses, and methodologies and assumptions used in determining the amounts.

+ References

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+ Details

Property Dispositions - Schedule of Properties Disposed of (Parenthetical) (Details) - USD ($) $ in Thousands	1 Months Ended	3 Months Ended	6 Months Ended
	Jul. 31, 2025	Jun. 30, 2025	Jun. 30, 2025
Discontinued Operations and Disposal Groups [Abstract]
Provision for impairment		$ 1,262	$ 1,262
Impairment charge related to the operating property held for sale	$ 700		$ 700

Stock-Based Compensation (Details) - USD ($) $ / shares in Units, $ in Thousands	6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Stock-based compensation expense	$ 10,620	$ 9,864
Restricted Stock [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Shares granted	335,836	321,704
Weighted-average grant-date fair value (in dollars per share)	$ 80.89	$ 77.32

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

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+ Details

Leases (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
Leases (Details) - USD ($) $ in Thousands	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025	Dec. 31, 2025
Operating Leased Assets [Line Items]
Fixed and in-substance fixed lease income	$ 294,095	$ 271,608	$ 583,443	$ 538,344
Variable lease income	105,930	93,762	217,133	192,141
Above/below market rent and tenant rent inducement amortization, net	5,449	5,731	11,037	12,481
Uncollectible straight-line rent	(894)	(423)	(2,921)	(823)
Uncollectible amounts billable in lease income	(1,782)	(1,573)	(3,281)	(1,959)
Total lease income	402,798	$ 369,105	805,411	$ 740,184
Accounts and Notes Receivable, Net	291,660		291,660		$ 273,862
Tenant Receivables [Member]
Operating Leased Assets [Line Items]
Accounts and Notes Receivable, Net	31,797		31,797		29,578
Straight-line Rent Receivables [Member]
Operating Leased Assets [Line Items]
Accounts and Notes Receivable, Net	190,757		190,757		180,871
Other Receivable [Member]
Operating Leased Assets [Line Items]
Accounts and Notes Receivable, Net	$ 69,106		$ 69,106		$ 63,413

Equity and Capital - Summary of Terms and Conditions of Preferred Stock Outstanding (Details) - UBP Acquisition [Member] - Preferred Stock [Member]
$ in Thousands

Jun. 30, 2026

USD ($)

Class of Stock [Line Items]

Shares Issued and Outstanding | shares

9,000,000

Liquidation Preference | $

$ 225,000,000

Series A [Member]

Class of Stock [Line Items]

Date of Issuance

Aug. 18, 2023

^[1]

Shares Issued and Outstanding | shares

4,600,000

Liquidation Preference | $

$ 115,000,000

Distribution Rate

6.25%

Series B [Member]

Class of Stock [Line Items]

Date of Issuance

Aug. 18, 2023

^[1]

Shares Issued and Outstanding | shares

4,400,000

Liquidation Preference | $

$ 110,000,000

Distribution Rate

5.875%

[1]	Issued in connection with the August 18, 2023 merger at terms consistent with their original issuance.

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

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Reference 1: http://www.xbrl.org/2003/role/disclosureRef
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+ Details

Derivative Instruments - Derivative Instruments, Gain (Loss) (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Derivative [Line Items]
Other Comprehensive Income (Loss), Unrealized Gain (Loss) on Derivatives Arising During Period, before Tax	$ 2,557	$ (1,295)	$ 4,735	$ (3,943)
Amount reclassified from accumulated other comprehensive loss	$ (377)	$ (1,015)	$ (842)	$ (2,760)
Derivative, Gain (Loss), Statement of Income or Comprehensive Income [Extensible Enumeration]	Interest Income (Expense), Nonoperating	Interest Income (Expense), Nonoperating	Interest Income (Expense), Nonoperating	Interest Income (Expense), Nonoperating
Amounts of cash flow hedges are recorded	$ 53,582	$ 50,272	$ 105,767	$ 98,285

Notes Payable and Unsecured Credit Facilities

6 Months Ended

Jun. 30, 2026

Debt Disclosure [Abstract]

Notes Payable and Unsecured Credit Facilities


5.	Notes Payable and Unsecured Credit Facilities

The Company's outstanding debt, net of unamortized debt premium (discount) and debt issuance costs, consisted of the following as of the dates set forth below:


(in thousands)	Scheduled Maturity Date	Weighted Average Contractual Rate	Weighted Average Effective Rate	June 30, 2026		December 31, 2025
Notes payable:
Fixed rate mortgage loans	1/1/2027 - 10/1/2038	4.0%	4.9%	$	386,028		475,948
Variable rate mortgage loans (1)	10/1/2026 - 2/20/2032	4.4%	4.6%		268,098		270,489
Fixed rate unsecured debt	8/11/2026 - 3/15/2049	4.2%	4.4%		4,219,056		3,872,864
Total notes payable, net					4,873,182		4,619,301
Unsecured credit facility:
$1.5 Billion line of credit (the "Line") (1)(2)	3/23/2028	4.4%	4.7%		30,000		120,000
Total unsecured credit facility					30,000		120,000
Total debt outstanding				$	4,903,182		4,739,301

(1)

As of June 30, 2026, 99.5% of the variable rate debt are fixed through interest rate swaps.

(2)

Significant financing activity during 2026 includes:

On February 2, 2026, $88.0 million of a fixed rate mortgage loan was repaid at maturity.

On February 18, 2026, the Company issued $450.0 million aggregate principal amount of senior unsecured notes due 2033 (the “2026 Notes”). The 2026 Notes were issued at 99.376% of par and bear interest at a rate of 4.50% per annum.

On May 11, 2026, the Company repaid $100.0 million aggregate principal amount of unsecured private placement notes at maturity. The repayment was funded with available liquidity, including proceeds from the Company's February 2026 senior unsecured notes offering.

Scheduled principal payments and maturities on notes payable and the unsecured credit facility were as follows:


(in thousands)	June 30, 2026
Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities			Unsecured Maturities (1)			Total
2026 (2)	$	6,417		59,851			100,000			166,268
2027		10,051		222,558			525,000			757,609
2028		8,365		51,939			330,000			390,304
2029		5,619		97,120			425,000			527,739
2030		5,445		2,163			600,000			607,608
Beyond 5 Years		24,209		190,681			2,300,000			2,514,890
Unamortized debt premium/(discount) and issuance costs		—		(30,292	)		(30,944	)		(61,236	)
Total	$	60,106		594,020			4,249,056			4,903,182

(1)

Includes unsecured public and private debt and unsecured credit facilities.

(2)

Reflects scheduled principal payments and maturities for the remainder of the year.

The Company was in compliance as of June 30, 2026, with all debt covenants.

- Definition

The entire disclosure for information about short-term and long-term debt arrangements, which includes amounts of borrowings under each line of credit, note payable, commercial paper issue, bonds indenture, debenture issue, own-share lending arrangements and any other contractual agreement to repay funds, and about the underlying arrangements, rationale for a classification as long-term, including repayment terms, interest rates, collateral provided, restrictions on use of assets and activities, whether or not in compliance with debt covenants, and other matters important to users of the financial statements, such as the effects of refinancing and noncompliance with debt covenants.

+ References

Reference 1: http://www.xbrl.org/2003/role/disclosureRef
-Topic 815
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-Name Accounting Standards Codification
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Reference 3: http://www.xbrl.org/2003/role/disclosureRef
-Topic 235
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+ Details

Document and Entity Information - shares	6 Months Ended
Document and Entity Information - shares	Jun. 30, 2026	Jul. 31, 2026
Document Information [Line Items]
Entity Registrant Name	REGENCY CENTERS CORPORATION
Entity Central Index Key	0000910606
Document Type	10-Q
Document Period End Date	Jun. 30, 2026
Amendment Flag	false
Document Fiscal Year Focus	2026
Document Fiscal Period Focus	Q2
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Emerging Growth Company	false
Entity Small Business	false
Entity Shell Company	false
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock, Shares Outstanding		183,120,547
Entity File Number	1-12298
Entity Tax Identification Number	59-3191743
Entity Address, Address Line One	One Independent Drive
Entity Address, Address Line Two	Suite 114
Entity Address, City or Town	Jacksonville
Entity Address, State or Province	FL
Entity Address, Postal Zip Code	32202
City Area Code	904
Local Phone Number	598-7000
Document Quarterly Report	true
Document Transition Report	false
Entity Incorporation, State or Country Code	FL
Common Stock [Member]
Document Information [Line Items]
Trading Symbol	REG
Title of 12(b) Security	Common Stock, $0.01 par value
Security Exchange Name	NASDAQ
6.250% Series A Cumulative Redeemable Preferred Stock [Member]
Document Information [Line Items]
Trading Symbol	REGCP
Title of 12(b) Security	6.250% Series A Cumulative Redeemable Preferred Stock, par value $0.01 per share
Security Exchange Name	NASDAQ
5.875% Series B Cumulative Redeemable Preferred Stock [Member]
Document Information [Line Items]
Trading Symbol	REGCO
Title of 12(b) Security	5.875% Series B Cumulative Redeemable Preferred Stock, par value $0.01 per share
Security Exchange Name	NASDAQ
Partnership Interest [Member]
Document Information [Line Items]
Entity Registrant Name	REGENCY CENTERS, L.P.
Entity Central Index Key	0001066247
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Emerging Growth Company	false
Entity Small Business	false
Entity Shell Company	false
Entity Filer Category	Non-accelerated Filer
Entity File Number	0-24763
Entity Tax Identification Number	59-3429602
Entity Address, Address Line One	One Independent Drive
Entity Address, Address Line Two	Suite 114
Entity Address, City or Town	Jacksonville
Entity Address, State or Province	FL
Entity Address, Postal Zip Code	32202
City Area Code	904
Local Phone Number	598-7000
Document Quarterly Report	true
Document Transition Report	false
Entity Incorporation, State or Country Code	DE

Notes Payable and Unsecured Credit Facilities - Schedule of Maturities of Long-term Debt (Details) - USD ($)
$ in Thousands

Jun. 30, 2026

Dec. 31, 2025

Debt Instrument [Line Items]

2026

^[1]

$ 166,268

757,609

390,304

527,739

607,608

2,514,890

Unamortized debt premium/(discount) and issuance costs

(61,236)

Total notes payable

4,903,182

$ 4,739,301

Scheduled Principal Payments [Member] | Mortgages [Member]

Debt Instrument [Line Items]

2026

^[1]

6,417

10,051

8,365

5,619

5,445

24,209

Unamortized debt premium/(discount) and issuance costs

Total notes payable

60,106

Mortgage Loan Maturities [Member] | Mortgages [Member]

Debt Instrument [Line Items]

2026

^[1]

59,851

222,558

51,939

97,120

2,163

190,681

Unamortized debt premium/(discount) and issuance costs

(30,292)

Total notes payable

594,020

Unsecured Maturities [Member] | Unsecured Debt [Member]

Debt Instrument [Line Items]

2026

^[1],[2]

100,000

2027

^[2]

525,000

2028

^[2]

330,000

2029

^[2]

425,000

2030

^[2]

600,000

Beyond 5 Years

^[2]

2,300,000

Unamortized debt premium/(discount) and issuance costs

^[2]

(30,944)

Total notes payable

^[2]

$ 4,249,056

[1]	Reflects scheduled principal payments and maturities for the remainder of the year.
[2]	Includes unsecured public and private debt and unsecured credit facilities.

Fair Value Measurements

6 Months Ended

Jun. 30, 2026

Fair Value Disclosures [Abstract]

Fair Value Measurements


8.	Fair Value Measurements

(a) Disclosure of Fair Value of Financial Instruments

All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation, reasonably approximate their fair values, except those instruments listed below:


	June 30, 2026				December 31, 2025
(in thousands)	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	32,421		32,435	$	31,987		32,173
Financial liabilities:
Notes payable, net	$	4,873,182		4,751,276	$	4,619,301		4,554,628
Unsecured credit facilities (1)	$	30,000		30,000	$	120,000		120,000

(1)

The carrying amount approximates its fair value due to the variable nature of the terms.

The above fair values represent management's estimate of the amounts that would be received from selling those assets or that would be paid to transfer those liabilities in an orderly transaction between market participants as of June 30, 2026, and December 31, 2025, respectively. These fair value measurements maximize the use of observable inputs which are classified within Level 2 of the fair value hierarchy. However, in situations where there is little, if any, market activity for the asset or liability at the measurement date, the fair value measurement reflects the Company's own judgments about the assumptions that market participants would use in pricing the asset or liability.

The Company develops its judgments based on the best information available at the measurement date, including expected cash flows, appropriate risk-adjusted discount rates, and available observable and unobservable inputs. Service providers involved in fair value measurements are evaluated for competency and qualifications on an ongoing basis. As considerable judgment is often necessary to estimate the fair value of these financial instruments, the fair values presented above are not necessarily indicative of amounts that will be realized upon disposition of the financial instruments.

(b) Fair Value Measurements

The following financial instruments are measured at fair value on a recurring basis:

Securities

The Company has investments in marketable securities that are included within Other assets on the accompanying Consolidated Balance Sheets. The marketable securities, which include mutual funds and exchange-traded funds, are measured at fair value using quoted prices in active markets and are classified as Level 1 inputs of the fair value hierarchy.

Changes in the value of securities are recorded within Net investment income in the accompanying Consolidated Statements of Operations, and include the following:


	Three months ended June 30,				Six months ended June 30,
(in thousands)	2026		2025		2026		2025
Unrealized Gain (Loss)		2,566		62		1,071		(2,385	)

Available-for-Sale Debt Securities

Available-for-sale debt securities consist of investments in corporate bonds and agency mortgage-backed securities. These securities are recorded at fair value, which is determined using either recent trade prices for the identical debt instrument or comparable instruments by issuers of similar industry sector, issuer credit rating, duration and security type. The fair value measurements for these are considered Level 2 inputs of the fair value hierarchy. Unrealized gains and losses on these available-for-sale debt securities are recognized through Other comprehensive income.

Interest Rate Derivatives

The fair value of the Company's interest rate derivatives is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty's nonperformance risk in the fair value measurements.

Although the Company has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by the Company and its counterparties. The Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its interest rate swaps. As a result, the Company determined that its interest rate swaps valuation in its entirety is classified in Level 2 of the fair value hierarchy.

The following tables present the placement in the fair value hierarchy of assets and liabilities measured at fair value on a recurring basis:


	Fair Value Measurements as of June 30, 2026
				Quoted Prices in Active Markets for Identical Assets		Significant Other Observable Inputs			Significant Unobservable Inputs
(in thousands)	Balance			(Level 1)		(Level 2)			(Level 3)
Assets:
Securities	$	40,346			40,346		—			—
Available-for-sale debt securities		11,182			—		11,182			—
Interest rate derivatives		7,304			—		7,304			—
Total	$	58,832			40,346		18,486			—
Liabilities:
Interest rate derivatives	$	(459	)		—		(459	)		—


	Fair Value Measurements as of December 31, 2025
				Quoted Prices in Active Markets for Identical Assets		Significant Other Observable Inputs			Significant Unobservable Inputs
(in thousands)	Balance			(Level 1)		(Level 2)			(Level 3)
Assets:
Securities	$	39,887			39,887		—			—
Available-for-sale debt securities		11,486			—		11,486			—
Interest rate derivatives		6,778			—		6,778			—
Total	$	58,151			39,887		18,264			—
Liabilities:
Interest rate derivatives	$	(1,606	)		—		(1,606	)		—

- Definition

The entire disclosure for the fair value of financial instruments (as defined), including financial assets and financial liabilities (collectively, as defined), and the measurements of those instruments as well as disclosures related to the fair value of non-financial assets and liabilities. Such disclosures about the financial instruments, assets, and liabilities would include: (1) the fair value of the required items together with their carrying amounts (as appropriate); (2) for items for which it is not practicable to estimate fair value, disclosure would include: (a) information pertinent to estimating fair value (including, carrying amount, effective interest rate, and maturity, and (b) the reasons why it is not practicable to estimate fair value; (3) significant concentrations of credit risk including: (a) information about the activity, region, or economic characteristics identifying a concentration, (b) the maximum amount of loss the entity is exposed to based on the gross fair value of the related item, (c) policy for requiring collateral or other security and information as to accessing such collateral or security, and (d) the nature and brief description of such collateral or security; (4) quantitative information about market risks and how such risks are managed; (5) for items measured on both a recurring and nonrecurring basis information regarding the inputs used to develop the fair value measurement; and (6) for items presented in the financial statement for which fair value measurement is elected: (a) information necessary to understand the reasons for the election, (b) discussion of the effect of fair value changes on earnings, (c) a description of [similar groups] items for which the election is made and the relation thereof to the balance sheet, the aggregate carrying value of items included in the balance sheet that are not eligible for the election; (7) all other required (as defined) and desired information.

+ References

Reference 1: http://www.xbrl.org/2003/role/disclosureRef
-Topic 820
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 2
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-Publisher FASB
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+ Details

Derivative Instruments - Schedule of Fair Value of Interest Rate Derivatives (Details) - USD ($) $ in Thousands	Jun. 30, 2026	Dec. 31, 2025
Derivative [Line Items]
Derivative assets	$ 7,304	$ 6,778
Interest Rate Swaps [Member]
Derivative [Line Items]
Derivative assets	7,304	6,778
Derivative liabilities	$ (459)	$ (1,606)

- Definition

Fair value, after the effects of master netting arrangements, of a financial asset or other contract with one or more underlyings, notional amount or payment provision or both, and the contract can be net settled by means outside the contract or delivery of an asset. Includes assets not subject to a master netting arrangement and not elected to be offset.

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+ Details

- Definition

Fair value, after the effects of master netting arrangements, of a financial liability or contract with one or more underlyings, notional amount or payment provision or both, and the contract can be net settled by means outside the contract or delivery of an asset. Includes liabilities not subject to a master netting arrangement and not elected to be offset.

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+ Details

Segment Information

6 Months Ended

Jun. 30, 2026

Segment Reporting [Abstract]

Segment Information


12.	Segment Information

The Company's portfolio is located throughout the United States. Management does not distinguish or group its operations on a geographical basis for purposes of allocating resources or capital. The Company’s chief operating decision maker ("CODM") evaluates operating and financial performance for each property on an individual property level; therefore, the Company defines an operating segment as its individual properties. The individual properties have been aggregated into one reportable segment based upon their similarities with regard to both the nature and economics of the centers, tenants and operational processes, as well as long-term average financial performance.


	Three months ended June 30,						Six months ended June 30,
(in thousands)	2026			2025			2026			2025
Lease income	$	438,463			405,915		$	875,558			814,003
Other property income		4,000			4,613			7,718			7,992
Less:
Straight-line rent on lease income		(5,816	)		(6,332	)		(10,524	)		(12,783	)
Above/below market rent amortization, net		(5,594	)		(5,919	)		(11,389	)		(12,924	)
Total real estate revenues		431,053			398,277			861,363			796,288
Operating expenses (1)		(76,316	)		(65,664	)		(154,464	)		(139,128	)
Real estate taxes		(54,631	)		(51,680	)		(110,399	)		(102,689	)
NOI	$	300,106			280,933		$	596,500			554,471

(1)

Operating expenses include Operating and maintenance, Ground rent and Termination expense


	Three months ended June 30,						Six months ended June 30,
(in thousands)	2026			2025			2026			2025
Reconciliation of NOI to Net income:
NOI	$	300,106			280,933		$	596,500			554,471
Consolidated:
Straight-line rent on lease income		5,469			5,787			10,025			11,394
Above/below market rent amortization, net		5,449			5,731			11,037			12,481
Management, transaction, and other fees		7,192			7,244			14,125			14,056
Straight-line rent on ground rent		(499	)		(336	)		(880	)		(673	)
Above/below market ground rent amortization		(536	)		(532	)		(1,072	)		(1,067	)
Depreciation and amortization		(108,803	)		(99,535	)		(215,225	)		(196,309	)
General and administrative		(27,567	)		(25,480	)		(53,173	)		(47,080	)
Other operating expenses		(2,037	)		(1,944	)		(3,038	)		(3,632	)
Other expense, net		(50,593	)		(51,040	)		(94,889	)		(99,713	)
Add: Share of noncontrolling interests excluded from NOI		2,298			2,200			4,467			4,404
Less: Equity in income of investments in real estate excluded from NOI		(10,740	)		(14,679	)		(15,340	)		(28,130	)
Net income	$	119,739			108,349		$	252,537			220,202

- Definition

The entire disclosure for reporting segments including data and tables. Reportable segments include those that meet any of the following quantitative thresholds a) it's reported revenue, including sales to external customers and intersegment sales or transfers is 10 percent or more of the combined revenue, internal and external, of all operating segments b) the absolute amount of its reported profit or loss is 10 percent or more of the greater, in absolute amount of 1) the combined reported profit of all operating segments that did not report a loss or 2) the combined reported loss of all operating segments that did report a loss c) its assets are 10 percent or more of the combined assets of all operating segments.

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+ Details

Real Estate Investments - Schedule of Properties Acquired (Parenthetical) (Details)	Jun. 30, 2026	Jan. 01, 2026	Dec. 31, 2025	Jun. 30, 2025	Jan. 01, 2025	Dec. 31, 2024
Business Acquisition [Line Items]
Percentage of purchase price and allocation	100.00%			100.00%
Haddon Commons [Member]
Business Acquisition [Line Items]
Percentage of equity interest acquired		60.00%	40.00%
Putnam Plaza [Member]
Business Acquisition [Line Items]
Percentage of equity interest acquired					33.30%	66.70%

- Definition

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+ Details

Other Assets - Schedule of Other Assets (Details) - USD ($) $ in Thousands	Jun. 30, 2026	Dec. 31, 2025
Other Assets [Abstract]
Goodwill	$ 166,739	$ 166,739
Investments	51,528	51,373
Prepaid and other	37,497	34,575
Derivative assets	7,304	6,778
Furniture, fixtures, and equipment, net ("FF&E")	19,578	12,728
Deferred financing costs, net	5,025	6,530
Total other assets	$ 287,671	$ 278,723

Amount, after accumulated impairment loss, of asset representing future economic benefit arising from other asset acquired in business combination or from joint venture formation or both, that is not individually identified and separately recognized.

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-SubTopic 20
-Name Accounting Standards Codification
-Section 50
-Paragraph 1
-Subparagraph (h)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482573/350-20-50-1

Reference 13: http://www.xbrl.org/2003/role/disclosureRef
-Topic 942
-SubTopic 210
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.9-03(10)(1))
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147478546/942-210-S99-1

Reference 14: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 805
-SubTopic 30
-Name Accounting Standards Codification
-Section 50
-Paragraph 4
-Subparagraph (b)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147479581/805-30-50-4

+ Details

Equity and Capital

6 Months Ended

Jun. 30, 2026

Equity And Capital [Abstract]

Equity and Capital


9.	Equity and Capital

Preferred Stock of the Parent Company

Terms and conditions of the preferred stock outstanding are summarized as follows:


	Preferred Stock Outstanding as of June 30, 2026 and December 31, 2025
	Date of Issuance (1)	Shares Issued and Outstanding		Liquidation Preference		Distribution Rate	Callable By Company
Series A	8/18/2023		4,600,000	$	115,000,000	6.250%	On demand
Series B	8/18/2023		4,400,000		110,000,000	5.875%	On demand
			9,000,000	$	225,000,000

(1)

Issued in connection with the August 18, 2023 merger at terms consistent with their original issuance.

Except under certain limited conditions, each series of Preferred Stock is non-voting, has no stated maturity and is redeemable for cash at $25.00 per share at the Company's option. The holders of the Preferred Stock have general preference rights over common stockholders with respect to liquidation and quarterly distributions. In the event of a cumulative arrearage equal to six quarterly dividends, holders of the Preferred Stock (voting as a single class without regard to series) will have the right to elect two additional members to serve on the Company's Board of Directors until the arrearage has been cured. Upon the occurrence of a Change of Control, as defined in the Company's Articles of Incorporation, the holders of the Preferred Stock will have the right to convert all or part of the shares of the Preferred Stock held by such holders on the applicable conversion date into a number of shares of common stock.

Common Stock of the Parent Company

At the Market ("ATM") Program

Under the Parent Company's ATM Program, as reauthorized by the Board in February 2026, the Parent Company may sell up to $500 million of common stock at prices determined by the market at the time of sale. The timing of sales, if any, will be dependent on market conditions and other factors.

As of June 30, 2026, $500 million of common stock remained available for issuance under this ATM Program.

Stock Repurchase Program

On February 4, 2026, the Board authorized a common stock repurchase program under which the Company may purchase up to $500 million of its outstanding common stock (the "Repurchase Program"). Under the Repurchase Program, the Company may repurchase shares through open market transactions in accordance with applicable federal securities laws, including Rule 10b-18 of the Exchange Act. The Repurchase Program expires on February 28, 2029, unless modified, extended or earlier terminated by the Board in its discretion. Any common stock repurchased, if not retired, will be treated as treasury stock.

During the six months ended June 30, 2026, the Company made no repurchases under the Repurchase Program and $500 million remained available under the Repurchase Program.

Preferred Units of the Operating Partnership

The number of Series A Preferred Units and Series B Preferred Units, respectively, issued by the Operating Partnership is equal to the number of Series A Preferred Stock and Series B Preferred Stock, respectively, issued by the Parent Company.

Common Units of the Operating Partnership

Common Units are issued, redeemed, or retired on a one-for-one basis with shares of the Parent Company’s common stock, as described above.

Dividends Declared

The following table provides a summary of dividends declared per share for the periods presented:


	Three months ended June 30,				Six months ended June 30,
	2026		2025		2026		2025
Common Stock	$	0.755000	$	0.705000	$	1.510000	$	1.410000
Series A Preferred Stock	$	0.390625	$	0.390625	$	0.781250	$	0.781250
Series B Preferred Stock	$	0.367200	$	0.367200	$	0.734400	$	0.734400

- Definition

The entire disclosure for equity.

+ References

Reference 1: http://www.xbrl.org/2003/role/disclosureRef
-Topic 815
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 8A
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480434/815-10-50-8A

Reference 2: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 13
-Subparagraph (b)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-13

Reference 3: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 13
-Subparagraph (h)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-13

Reference 4: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 14
-Subparagraph (b)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-14

Reference 5: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 235
-Name Accounting Standards Codification
-Section 50
-Paragraph 2
-Subparagraph (a)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147477968/946-235-50-2

Reference 6: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 235
-Name Accounting Standards Codification
-Section 50
-Paragraph 2
-Subparagraph (d)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147477968/946-235-50-2

Reference 7: http://www.xbrl.org/2003/role/disclosureRef
-Topic 946
-SubTopic 505
-Name Accounting Standards Codification
-Section 50
-Paragraph 6
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147478448/946-505-50-6

Reference 8: http://www.xbrl.org/2003/role/disclosureRef
-Topic 815
-SubTopic 40
-Name Accounting Standards Codification
-Section 50
-Paragraph 6
-Subparagraph (a)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480237/815-40-50-6

Reference 9: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section S99
-Paragraph 1
-Subparagraph (SX 210.3-04)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147480008/505-10-S99-1

Reference 10: http://fasb.org/us-gaap/role/ref/legacyRef
-Topic 505
-Name Accounting Standards Codification
-Publisher FASB
-URI https://asc.fasb.org/505/tableOfContent

Reference 11: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 13
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-13

Reference 12: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 13
-Subparagraph (g)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-13

Reference 13: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 13
-Subparagraph (i)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-13

Reference 14: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 14
-Subparagraph (a)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-14

Reference 15: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 14
-Subparagraph (c)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-14

Reference 16: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 16
-Subparagraph (b)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-16

Reference 17: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 18
-Subparagraph (a)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-18

Reference 18: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 18
-Subparagraph (b)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-18

Reference 19: http://www.xbrl.org/2003/role/disclosureRef
-Topic 505
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 18
-Subparagraph (d)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147481112/505-10-50-18

+ Details

Derivative Instruments (Tables)

6 Months Ended

Jun. 30, 2026

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Interest Rate Derivatives Outstanding

Detail on the Company's interest rate derivatives outstanding is as follows:


(in thousands, except number of instruments data)
Interest Rate Swaps	June 30, 2026		December 31, 2025
Notional amount	$	296,806		299,375
Number of instruments		15		15

Schedule of Fair Value of Interest Rate Derivatives

Detail on the fair value of the Company's interest rate derivatives is as follows:


(in thousands)
Interest rate swaps classified as:	June 30, 2026			December 31, 2025
Derivative assets	$	7,304			6,778
Derivative liabilities		(459	)		(1,606	)

Derivative Instruments, Gain (Loss)

The following table represents the effect of the derivative financial instruments on the accompanying Consolidated Financial Statements:


Location and Amount of (Loss) Gain Recognized in OCI on Derivative						Location and Amount of Gain Reclassified from AOCI into Net Income							Total amounts presented in the Consolidated Statements of Operations in which the effects of cash flow hedges are recorded
	Three months ended June 30,						Three months ended June 30,							Three months ended June 30,
(in thousands)	2026		2025				2026			2025				2026		2025
Interest rate swaps	$	2,557		(1,295	)	Interest expense, net	$	(377	)		(1,015	)	Interest expense, net	$	53,582		50,272

	Six months ended June 30,						Six months ended June 30,							Six months ended June 30,
(in thousands)	2026		2025				2026			2025				2026		2025
Interest rate swaps	$	4,735		(3,943	)	Interest expense, net	$	(842	)		(2,760	)	Interest expense, net	$	105,767		98,285

Organization and Significant Accounting Policies

6 Months Ended

Jun. 30, 2026

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization and Significant Accounting Policies


1.	Organization and Significant Accounting Policies

General

Regency Centers Corporation (the "Parent Company") began its operations as a REIT in 1993 and is the general partner of Regency Centers, L.P. (the "Operating Partnership"). The Parent Company primarily engages in the ownership, management, leasing, acquisition, development, and redevelopment of shopping centers through the Operating Partnership and has no other assets other than through its investment in the Operating Partnership. Its only indebtedness consists of $100 million of unsecured private placement notes, which are guaranteed by the Operating Partnership, which the Company plans to payoff at maturity in 2026. The Parent Company guarantees all of the unsecured debt of the Operating Partnership.

As of June 30, 2026, the Parent Company, the Operating Partnership, and their controlled subsidiaries on a consolidated basis (the "Company" or "Regency") owned 392 properties and held partial interests in an additional 90 properties through unconsolidated Investments in real estate partnerships (also referred to as "joint ventures" or "investment partnerships").

Basis of Presentation

Estimates, Risks and Uncertainties

Investment Risk Concentrations

Consolidation

Ownership of the Parent Company

The Parent Company currently has a single class of common stock and two series of preferred stock outstanding.

Ownership of the Operating Partnership

Real Estate Partnerships

The carrying amounts of VIEs' assets and liabilities included in the Company's consolidated financial statements, exclusive of the Operating Partnership, are as follows:


(in thousands)	June 30, 2026		December 31, 2025
Assets
Real estate assets, net	$	258,021		332,759
Cash, cash equivalents and restricted cash		17,091		21,890
Tenant and other receivables, net		7,273		7,614
Deferred costs, net		4,068		6,715
Acquired lease intangible assets, net		3,828		4,328
Right of use assets, net		—		17,656
Other assets		826		775
Total Assets	$	291,107		391,737
Liabilities
Notes payable	$	23,613		23,771
Accounts payable and other liabilities		7,506		12,758
Acquired lease intangible liabilities, net		9,941		10,119
Tenants' security, escrow deposits and prepaid rent		959		960
Lease liabilities		—		19,559
Total Liabilities	$	42,019		67,167

Revenues, and Tenant and other Receivables


		Three months ended June 30,				Six months ended June 30,
(in thousands)	Timing of satisfaction of performance obligations	2026		2025		2026		2025
Management, transaction, and other fees:
Property management services	Over time	$	4,061		4,151	$	8,143		8,261
Asset management services	Over time		1,760		1,746		3,535		3,463
Leasing services	Point in time		1,054		1,003		1,883		1,875
Other transaction fees	Point in time		317		344		564		457
Total management, transaction, and other fees		$	7,192		7,244	$	14,125		14,056

Recent Accounting Pronouncements

The following table provides a brief description of recent accounting pronouncements and the expected impact on our financial statements:


Standard	Description	Effective date	Effect on the financial statements or other significant matters
Recently issued:

           ASU 2024-03, Income Statement—Reporting Comprehensive Income—Expense Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses
 
ASU 2025-01, Income Statement - Reporting Comprehensive, Income -Expense Disaggregation Disclosures (Subtopic 220-40), Clarifying the Effective Date

           ASU 2024-03 requires public business entities to provide additional disclosures that disaggregate certain income statement expense captions into specified categories.  The ASU does not impact the presentation of expenses on the face of the income statement but requires additional footnote disclosures to provide users of the financial statements with greater insight into the nature and composition of reported expenses.

           Fiscal years beginning January 1, 2027, and interim periods for fiscal years beginning January 1, 2028; Early adoption permitted. 

           The Company is assessing the impact this ASU will have on the Company’s financial statement disclosures.  While the adoption of this standard is not expected to have a material impact on the financial position or results of operations, it will require enhanced footnote disclosures related to the disaggregation of income statement expenses.

           ASU 2025-03, Business Combinations (Topic 805) and Consolidation (Topic 810): Determining the Accounting Acquirer in the Acquisition of a Variable Interest Entity

           ASU 2025-03 clarifies the guidance in determining the accounting acquirer in a business combination effected primarily by exchanging equity interests when the acquiree is a VIE that meets the definition of a business. 

           January 1, 2027; Early adoption is permitted. 

           The Company is currently evaluating the impact of this ASU, but the adoption will not have a material effect on the Company's financial position or results of operations.

           ASU 2025-06, Intangibles—Goodwill and Other— Internal-Use Software (Subtopic 350-40): Targeted Improvements to the Accounting for Internal-Use Software

           ASU 2025-06 amends certain aspects of the accounting for and disclosure of software costs and makes targeted improvements for accounting for internally developed software to be sold or marketed externally.

           January 1, 2028; Early adoption is permitted. 

           The Company is currently evaluating the impact of this ASU, but the adoption will not have a material effect on the Company’s financial position or results of operations.

           ASU 2026-02, Environmental Credits and Environmental Credit Obligations (Topic 818)

           ASU 2026-02 establishes a comprehensive accounting framework for environmental credits and related environmental compliance obligations. The ASU provides guidance on the recognition, measurement, presentation, derecognition, and disclosure of environmental credits, including renewable energy certificates, carbon offsets, emissions allowances, and similar instruments.

           January 1, 2028; Early adoption is permitted. 

           The Company is currently evaluating the impact of this ASU, but the adoption will not have a material effect on the Company’s financial position or results of operations.

Segment Information - Summary of Reconciliation of NOI to Net Income (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Segment Reporting, Reconciling Item for Operating Profit (Loss) from Segment to Consolidated [Line Items]
NOI	$ 300,106	$ 280,933	$ 596,500	$ 554,471
Straight-line rent on lease income	5,469	5,787	10,025	11,394
Above/below market rent amortization, net	5,449	5,731	11,037	12,481
Management, transaction, and other fees	7,192	7,244	14,125	14,056
Straight-line rent on ground rent	(499)	(336)	(880)	(673)
Above/below market ground rent amortization	(536)	(532)	(1,072)	(1,067)
Depreciation and amortization	(108,803)	(99,535)	(215,225)	(196,309)
General and administrative	(27,567)	(25,480)	(53,173)	(47,080)
Other operating expenses	(2,037)	(1,944)	(3,038)	(3,632)
Other expense, net	(50,593)	(51,040)	(94,889)	(99,713)
Add: Share of noncontrolling interests excluded from NOI	2,298	2,200	4,467	4,404
Less: Equity in income of investments in real estate excluded from NOI	(10,740)	(14,679)	(15,340)	(28,130)
Net income	$ 119,739	$ 108,349	$ 252,537	$ 220,202

Derivative Instruments - Additional Information (Details) $ in Millions	6 Months Ended
	Jun. 30, 2026 USD ($)
Derivative Instruments and Hedging Activities Disclosure [Abstract]
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	$ 1.6

Fair Value Measurements (Details) - USD ($)
$ in Thousands

Jun. 30, 2026

Dec. 31, 2025

Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]

Notes receivable

$ 32,421

$ 31,987

Notes payable, net

4,873,182

4,619,301

Unsecured credit facilities

^[1]

30,000

120,000

Fair Value, Measurements, Recurring [Member]

Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]

Securities

40,346

39,887

Available-for-sale debt securities

11,182

11,486

Interest rate derivatives

7,304

6,778

Total

58,832

58,151

Interest Rate Cash Flow Hedge Liability at Fair Value

(459)

(1,606)

Fair Value, Inputs, Level 1 [Member] | Fair Value, Measurements, Recurring [Member]

Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]

Securities

40,346

39,887

Total

40,346

39,887

Fair Value, Inputs, Level 2 [Member]

Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]

Notes receivable, fair value

32,435

32,173

Notes payable, net, Fair Value

4,751,276

4,554,628

Unsecured credit facilities, Fair Value

^[1]

30,000

120,000

Fair Value, Inputs, Level 2 [Member] | Fair Value, Measurements, Recurring [Member]

Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]

Available-for-sale debt securities

11,182

11,486

Interest rate derivatives

7,304

6,778

Total

18,486

18,264

Interest Rate Cash Flow Hedge Liability at Fair Value

$ (459)

$ (1,606)

[1]	The carrying amount approximates its fair value due to the variable nature of the terms.

Fair Value Measurements - Schedule of Net Investment (Income) Expense Consolidated Statements of Operations (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Fair Value Disclosures [Abstract]
Unrealized Gain (Loss)	$ 2,566	$ 62	$ 1,071	$ (2,385)

- Definition

Amount of unrealized gain (loss) on investment in debt and equity securities.

+ References + Details

Consolidated Balance Sheets - USD ($) $ in Thousands	Jun. 30, 2026	Dec. 31, 2025
Net real estate investments:
Real estate assets, at cost	$ 14,767,372	$ 14,561,924
Less: accumulated depreciation	3,442,113	3,267,728
Real estate assets, net	11,325,259	11,294,196
Investments in sales-type leases, net	16,848	16,727
Investments in real estate partnerships	362,810	349,856
Net real estate investments	11,704,917	11,660,779
Cash, cash equivalents, and restricted cash, including $5,643 and $16,004 of restricted cash at June 30, 2026 and December 31, 2025, respectively	191,614	120,661
Tenant and other receivables, net	291,660	273,862
Deferred leasing costs, less accumulated amortization of $142,917 and $138,391 at June 30, 2026 and December 31, 2025, respectively	101,673	97,253
Acquired lease intangible assets, less accumulated amortization of $440,278 and $421,433 at June 30, 2026 and December 31, 2025, respectively	233,561	254,201
Right of use assets, net	311,846	315,804
Other assets	287,671	278,723
Total assets	13,122,942	13,001,283
Liabilities:
Notes payable, net	4,873,182	4,619,301
Unsecured credit facility	30,000	120,000
Accounts payable and other liabilities	399,523	391,847
Acquired lease intangible liabilities, less accumulated amortization of $256,559 and $243,040 at June 30, 2026 and December 31, 2025, respectively	345,570	356,454
Lease liabilities	240,325	242,368
Tenants' security, escrow deposits and prepaid rent	87,154	89,707
Total liabilities	5,975,754	5,819,677
Commitments and contingencies
Shareholders' equity/Partners' capital:
Preferred stock $0.01 par value per share, 30,000,000 shares authorized; 9,000,000 shares issued and outstanding, in the aggregate, in Series A and Series B at June 30, 2026 and December 31, 2025	225,000	225,000
Common stock $0.01 par value per share, 220,000,000 shares authorized; 183,117,863 and 182,902,234 shares issued and outstanding at June 30, 2026 and December 31, 2025, respectively	1,831	1,829
Treasury stock at cost, 411,590 and 494,307 shares held at June 30, 2026 and December 31, 2025, respectively	(33,085)	(31,075)
Additional paid-in-capital	8,709,547	8,704,138
Accumulated other comprehensive loss	(574)	(4,220)
Distributions in excess of net income	(2,027,768)	(1,988,782)
Total shareholders' equity	6,874,951	6,906,890
Noncontrolling interests:
Exchangeable operating partnership units, aggregate redemption value of $306,057 and $264,950 at June 31, 2026 and December 31, 2025, respectively	144,222	144,940
Limited partners' interests in consolidated partnerships	128,015	129,776
Total noncontrolling interests	272,237	274,716
Total equity	7,147,188	7,181,606
Total liabilities and equity	13,122,942	13,001,283
Partnership Interest [Member]
Net real estate investments:
Real estate assets, at cost	14,767,372	14,561,924
Less: accumulated depreciation	3,442,113	3,267,728
Real estate assets, net	11,325,259	11,294,196
Investments in sales-type leases, net	16,848	16,727
Investments in real estate partnerships	362,810	349,856
Net real estate investments	11,704,917	11,660,779
Cash, cash equivalents, and restricted cash, including $5,643 and $16,004 of restricted cash at June 30, 2026 and December 31, 2025, respectively	191,614	120,661
Tenant and other receivables, net	291,660	273,862
Deferred leasing costs, less accumulated amortization of $142,917 and $138,391 at June 30, 2026 and December 31, 2025, respectively	101,673	97,253
Acquired lease intangible assets, less accumulated amortization of $440,278 and $421,433 at June 30, 2026 and December 31, 2025, respectively	233,561	254,201
Right of use assets, net	311,846	315,804
Other assets	287,671	278,723
Total assets	13,122,942	13,001,283
Liabilities:
Notes payable, net	4,873,182	4,619,301
Unsecured credit facility	30,000	120,000
Accounts payable and other liabilities	399,523	391,847
Acquired lease intangible liabilities, less accumulated amortization of $256,559 and $243,040 at June 30, 2026 and December 31, 2025, respectively	345,570	356,454
Lease liabilities	240,325	242,368
Tenants' security, escrow deposits and prepaid rent	87,154	89,707
Total liabilities	5,975,754	5,819,677
Commitments and contingencies
Shareholders' equity/Partners' capital:
Preferred units $0.01 par value per unit, 30,000,000 units authorized; 9,000,000 units issued and outstanding, in the aggregate, in Series A and Series B at June 30, 2026 and December 31, 2025	225,000	225,000
General partner's common units, 183,117,863 and 182,902,234 units issued and outstanding at June 30, 2026 and December 31, 2025, respectively	6,650,525	6,686,110
Limited partners' common units, 3,838,188 and 3,838,188 units issued and outstanding at June 30, 2026 and December 31, 2025 respectively	144,222	144,940
Accumulated other comprehensive loss	(574)	(4,220)
Total partners' capital	7,019,173	7,051,830
Noncontrolling interests:
Limited partners' interests in consolidated partnerships	128,015	129,776
Total capital	7,147,188	7,181,606
Total liabilities and equity	$ 13,122,942	$ 13,001,283

Equity and Capital - Summary of Dividends Declared Per Share For the Periods Presented (Details) - $ / shares	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Class of Stock [Line Items]
Common stock dividend declared, per share	$ 0.755	$ 0.705	$ 1.51	$ 1.41
Series A Preferred Stock [Member]
Class of Stock [Line Items]
Dividend Declared, per share	0.390625	0.390625	0.78125	0.78125
Series B Preferred Stock [Member]
Class of Stock [Line Items]
Dividend Declared, per share	$ 0.3672	$ 0.3672	$ 0.7344	$ 0.7344

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

+ Details

Consolidated Statements of Operations (Unaudited) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Revenues:
Lease income	$ 402,798	$ 369,105	$ 805,411	$ 740,184
Other property income	3,520	4,499	6,427	7,520
Management, transaction, and other fees	7,192	7,244	14,125	14,056
Total revenues	413,510	380,848	825,963	761,760
Operating expenses:
Depreciation and amortization	108,803	99,535	215,225	196,309
Property operating expense	70,946	60,759	144,246	129,218
Real estate taxes	49,985	47,500	101,395	93,860
General and administrative	27,567	25,480	53,173	47,080
Other operating expenses	2,037	1,944	3,038	3,632
Total operating expenses	259,338	235,218	517,077	470,099
Other expense, net:
Interest expense, net	53,582	50,272	105,767	98,285
Provision for impairment of real estate		1,262		1,262
(Gain) Loss on sale of real estate, net of tax	(268)	294	(7,462)	193
Net investment income	(2,721)	(788)	(3,416)	(27)
Total other expense, net	50,593	51,040	94,889	99,713
Income before equity in income of investments in real estate partnerships	103,579	94,590	213,997	191,948
Equity in income of investments in real estate partnerships	16,160	13,759	38,540	28,254
Net income	119,739	108,349	252,537	220,202
Noncontrolling interests:
Exchangeable operating partnership units	(2,360)	(586)	(4,977)	(1,228)
Limited partners' interests in consolidated partnerships	(1,615)	(1,742)	(3,247)	(3,366)
Net income attributable to noncontrolling interests	(3,975)	(2,328)	(8,224)	(4,594)
Net income attributable to the Company/ Partnership	115,764	106,021	244,313	215,608
Preferred stock dividends	(3,413)	(3,413)	(6,826)	(6,826)
Net income attributable to common shareholders	$ 112,351	$ 102,608	$ 237,487	$ 208,782
Net income attributable to common shareholders:
Per common share - basic	$ 0.61	$ 0.57	$ 1.30	$ 1.15
Per common share - diluted	$ 0.61	$ 0.56	$ 1.30	$ 1.15
Partnership Interest [Member]
Revenues:
Lease income	$ 402,798	$ 369,105	$ 805,411	$ 740,184
Other property income	3,520	4,499	6,427	7,520
Management, transaction, and other fees	7,192	7,244	14,125	14,056
Total revenues	413,510	380,848	825,963	761,760
Operating expenses:
Depreciation and amortization	108,803	99,535	215,225	196,309
Property operating expense	70,946	60,759	144,246	129,218
Real estate taxes	49,985	47,500	101,395	93,860
General and administrative	27,567	25,480	53,173	47,080
Other operating expenses	2,037	1,944	3,038	3,632
Total operating expenses	259,338	235,218	517,077	470,099
Other expense, net:
Interest expense, net	53,582	50,272	105,767	98,285
Provision for impairment of real estate		1,262		1,262
(Gain) Loss on sale of real estate, net of tax	(268)	294	(7,462)	193
Net investment income	(2,721)	(788)	(3,416)	(27)
Total other expense, net	50,593	51,040	94,889	99,713
Income before equity in income of investments in real estate partnerships	103,579	94,590	213,997	191,948
Equity in income of investments in real estate partnerships	16,160	13,759	38,540	28,254
Net income	119,739	108,349	252,537	220,202
Noncontrolling interests:
Limited partners' interests in consolidated partnerships	(1,615)	(1,742)	(3,247)	(3,366)
Net income attributable to noncontrolling interests	(1,615)	(1,742)	(3,247)	(3,366)
Net income attributable to the Company/ Partnership	118,124	106,607	249,290	216,836
Preferred unit distributions	(3,413)	(3,413)	(6,826)	(6,826)
Net income attributable to common unit holders	$ 114,711	$ 103,194	$ 242,464	$ 210,010
Net income attributable to common shareholders:
Per common unit - basic	$ 0.61	$ 0.57	$ 1.30	$ 1.15
Per common unit - diluted	$ 0.61	$ 0.56	$ 1.30	$ 1.15

Other Assets

6 Months Ended

Jun. 30, 2026

Other Assets [Abstract]

Other Assets


4.	Other Assets

The following table represents the components of Other assets in the accompanying Consolidated Balance Sheets as of the periods set forth below:


(in thousands)	June 30, 2026		December 31, 2025
Goodwill	$	166,739		166,739
Investments		51,528		51,373
Prepaid and other		37,497		34,575
Derivative assets		7,304		6,778
Furniture, fixtures, and equipment, net ("FF&E")		19,578		12,728
Deferred financing costs, net		5,025		6,530
Total other assets	$	287,671		278,723

Real Estate Investments

6 Months Ended

Jun. 30, 2026

Real Estate [Abstract]

Real Estate Investments


2.	Real Estate Investments

The following tables detail the properties acquired for the periods set forth below:


(in thousands)		Six months ended June 30, 2026
Date Purchased	Property Name	City/State	Property Type	Regency's Ownership	Purchase Price (1)		Debt Assumed, Net of Discounts (Premium) (1)		Intangible Assets (1)		Intangible Liabilities (1)
Consolidated
1/1/2026	Haddon Commons (2)	Westmont, NJ	Operating	100%	$	10,500		—		1,329		1,217
1/28/2026	Crystal Brook Corner	Brookhaven, NY	Redevelopment	100%		30,000		—		2,245		2,068
4/24/2026	Pablo Plaza	Jacksonville Beach, FL	Outparcel	100%		2,300		—		179		—
5/6/2026	Berkshire Commons	Naples, FL	Outparcel	100%		9,000		—		790		748
6/25/2026	The Berkeley at Durbin Park	St Johns, FL	Development	100%		7,000		—		—		—
Total consolidated					$	58,800		—		4,543		4,033
Unconsolidated
6/11/2026	Shops at Highland Walk	Denver, CO	Operating	20%		37,100		—		3,201		728
Total unconsolidated					$	37,100		—		3,201		728
Total property acquisitions					$	95,900		—		7,744		4,761

(1)

Amounts for purchase price and allocation are reflected at 100%.

(2)

This property was held within an unconsolidated real estate partnership, in which the Company held a 40% interest. Effective January 1, 2026, the Company purchased its partner's remaining 60% ownership interest in this property. Upon acquisition, this property was consolidated into Regency's financial statements.


(in thousands)		Six months ended June 30, 2025
Date Purchased	Property Name	City/State	Property Type	Regency's Ownership	Purchase Price (1)		Debt Assumed, Net of Discounts (Premium) (1)		Intangible Assets (1)		Intangible Liabilities (1)
Consolidated
1/1/2025	Putnam Plaza (2)	Carmel Hamlet, NY	Operating	100%	$	31,000		16,749		4,308		460
1/10/2025	Orange Meadows	Orange, CT	Outparcel	100%		4,200		—		354		299
3/14/2025	Brentwood Place	Nashville, TN	Operating	100%		118,500		40,060		9,371		18,295
Total consolidated					$	153,700		56,809		14,033		19,054
Unconsolidated
5/12/2025	Armonk Square	Armonk, NY	Operating	20%		26,250		11,884		2,405		5,498
Total unconsolidated					$	26,250		11,884		2,405		5,498
Total property acquisitions					$	179,950		68,693		16,438		24,552

(1)

Amounts for purchase price and allocation are reflected at 100%.

(2)

This property was held within a single property unconsolidated real estate partnership, in which the Company held a 66.7% ownership interest. Effective January 1, 2025, the Company purchased its partner's 33.3% ownership interest. Upon acquisition, this property was consolidated into Regency's financial statements.

Earnings per Share and Unit

6 Months Ended

Jun. 30, 2026

Earnings Per Share And Unit [Abstract]

Earnings per Share and Unit


11.	Earnings per Share and Unit

Parent Company Earnings per Share

The following summarizes the calculation of basic and diluted earnings per share:


	Three months ended June 30,				Six months ended June 30,
(in thousands, except per share data)	2026		2025		2026		2025
Numerator:
Net income attributable to common shareholders - basic	$	112,351		102,608	$	237,487		208,782
Net income attributable to common shareholders - diluted	$	112,351		102,608	$	237,487		208,782
Denominator:
Weighted average common shares outstanding for basic EPS		183,108		181,543		183,053		181,497
Weighted average common shares outstanding for diluted EPS (1)		183,351		181,955		183,309		181,877
Net income per common share – basic	$	0.61		0.57	$	1.30		1.15
Net income per common share – diluted	$	0.61		0.56	$	1.30		1.15

(1)

Includes the dilutive impact of unvested restricted stock.

The effect of the assumed exchange of the EOP units and certain other exchangeable units had an anti-dilutive effect upon the calculation of net income attributable to the common shareholders per share. Accordingly, the impact of such assumed exchanges has not been included in the determination of diluted net income per share calculations. Weighted average EOP units outstanding were 3,838,188 and 1,067,844 for the three months ended June 30, 2026 and 2025, respectively, and 3,838,188 and 1,088,815 for the six months ended June 30, 2026 and 2025, respectively.

Operating Partnership Earnings per Unit

The following summarizes the calculation of basic and diluted earnings per unit ("EPU"):


	Three months ended June 30,				Six months ended June 30,
(in thousands, except per unit data)	2026		2025		2026		2025
Numerator:
Net income attributable to common unit holders - basic	$	114,711		103,194	$	242,464		210,010
Net income attributable to common unit holders - diluted	$	114,711		103,194	$	242,464		210,010
Denominator:
Weighted average common units outstanding for basic EPU		186,946		182,611		186,891		182,586
Weighted average common units outstanding for diluted EPU (1)		187,190		183,023		187,147		182,966
Net income per common unit – basic	$	0.61		0.57	$	1.30		1.15
Net income per common unit – diluted	$	0.61		0.56	$	1.30		1.15

(1)

Includes the dilutive impact of unvested restricted stock.

The effect of the assumed exchange of certain other exchangeable units had an anti-dilutive effect upon the calculation of net income attributable to the common unit holders per unit. Accordingly, the impact of such assumed exchanges has not been included in the determination of diluted net income per unit calculations.

Earnings per Share and Unit (Details) - USD ($)
$ / shares in Units, shares in Thousands, $ in Thousands

3 Months Ended

6 Months Ended

Jun. 30, 2026

Jun. 30, 2025

Jun. 30, 2026

Jun. 30, 2025

Earnings Per Share Basic [Line Items]

Net income attributable to common shareholders - basic

$ 112,351

$ 102,608

$ 237,487

$ 208,782

Net income per common share - basic

$ 0.61

$ 0.57

$ 1.30

$ 1.15

Net income per common share - diluted

$ 0.61

$ 0.56

$ 1.30

$ 1.15

Continuing Operations [Member] | Parent Company [Member]

Earnings Per Share Basic [Line Items]

Net income attributable to common shareholders - basic

$ 112,351

$ 102,608

$ 237,487

$ 208,782

Net income attributable to common shareholders - diluted

$ 112,351

$ 102,608

$ 237,487

$ 208,782

Weighted average common shares/units outstanding for basic EPS/EPU

183,108

181,543

183,053

181,497

Weighted average common shares/units outstanding for diluted EPS/EPU

^[1]

183,351

181,955

183,309

181,877

Net income per common share - basic

$ 0.61

$ 0.57

$ 1.30

$ 1.15

Net income per common share - diluted

$ 0.61

$ 0.56

$ 1.30

$ 1.15

Continuing Operations [Member] | Partnership Interest [Member]

Earnings Per Share Basic [Line Items]

Net income attributable to common shareholders - basic

$ 114,711

$ 103,194

$ 242,464

$ 210,010

Net income attributable to common shareholders - diluted

$ 114,711

$ 103,194

$ 242,464

$ 210,010

Weighted average common shares/units outstanding for basic EPS/EPU

186,946

182,611

186,891

182,586

Weighted average common shares/units outstanding for diluted EPS/EPU

^[2]

187,190

183,023

187,147

182,966

Net income per common share - basic

$ 0.61

$ 0.57

$ 1.3

$ 1.15

Net income per common share - diluted

$ 0.61

$ 0.56

$ 1.3

$ 1.15

[1]	Includes the dilutive impact of unvested restricted stock.
[2]	Includes the dilutive impact of unvested restricted stock.

Organization and Significant Accounting Policies - Additional Information (Details) $ in Thousands	6 Months Ended
	Jun. 30, 2026 USD ($) RetailShoppingCenter	Dec. 31, 2025 USD ($)
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Unsecured public and private notes \| $	$ 100,000
Tenant and other receivables \| $	$ 291,660	$ 273,862
Geographic Concentration Risk [Member] \| Revenue Benchmark [Member] \| California [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Concentration risk percentage	24.70%
Geographic Concentration Risk [Member] \| Revenue Benchmark [Member] \| Florida [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Concentration risk percentage	19.90%
Geographic Concentration Risk [Member] \| Revenue Benchmark [Member] \| New York-Newark-Jersey City [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Concentration risk percentage	12.80%
Management, transaction, and other fee [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Tenant and other receivables \| $	$ 18,000	$ 17,800
Operating Partnership [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Ownership percentage of outstanding common partnership units	97.90%
Wholly Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	392
Partially Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	107
Consolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	17
Unconsolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	90

Equity and Capital (Tables)

6 Months Ended

Jun. 30, 2026

Equity [Abstract]

Summary of Terms and Conditions of Preferred Stock Outstanding

Terms and conditions of the preferred stock outstanding are summarized as follows:


	Preferred Stock Outstanding as of June 30, 2026 and December 31, 2025
	Date of Issuance (1)	Shares Issued and Outstanding		Liquidation Preference		Distribution Rate	Callable By Company
Series A	8/18/2023		4,600,000	$	115,000,000	6.250%	On demand
Series B	8/18/2023		4,400,000		110,000,000	5.875%	On demand
			9,000,000	$	225,000,000

(1)

Issued in connection with the August 18, 2023 merger at terms consistent with their original issuance.

Summary of Dividends Declared Per Share

The following table provides a summary of dividends declared per share for the periods presented:


	Three months ended June 30,				Six months ended June 30,
	2026		2025		2026		2025
Common Stock	$	0.755000	$	0.705000	$	1.510000	$	1.410000
Series A Preferred Stock	$	0.390625	$	0.390625	$	0.781250	$	0.781250
Series B Preferred Stock	$	0.367200	$	0.367200	$	0.734400	$	0.734400

Stock-Based Compensation - Stock-Based Compensation Expense (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Employee Service Share-based Compensation, Allocation of Recognized Period Costs, Capitalized Amount	$ (863)	$ (671)	$ (1,566)	$ (1,254)
Stock-based compensation, net of capitalization			10,620	9,864
Restricted Stock [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Allocated Share-based Compensation Expense	6,061	5,455	11,929	10,898
Common Stock [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Noninterest Expense Directors Fees	143	115	257	220
Parent Company [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Stock-based compensation, net of capitalization	$ 5,341	$ 4,899	$ 10,620	$ 9,864

- Definition

Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.

+ References

+ Details

Insider Trading Arrangements	3 Months Ended
Insider Trading Arrangements	Jun. 30, 2026
Trading Arrangements, by Individual
Rule 10b5-1 Arrangement Adopted	false
Non-Rule 10b5-1 Arrangement Adopted	false
Rule 10b5-1 Arrangement Terminated	false
Non-Rule 10b5-1 Arrangement Terminated	false

Consolidated Statements of Cash Flows (Unaudited) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025
Cash flows from operating activities:
Net income	$ 252,537	$ 220,202
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	215,225	196,309
Amortization of deferred financing costs and debt premiums	8,033	6,922
Amortization of above and below market lease intangibles, net	(9,964)	(11,414)
Stock-based compensation, net of capitalization	10,620	9,864
Equity in income of investments in real estate partnerships	(38,540)	(28,254)
(Gain) loss on sale of real estate, net of tax	(7,462)	193
Provision for impairment of real estate, net of tax		1,262
Distribution of earnings from investments in real estate partnerships	34,870	34,502
Deferred compensation expense (income)	2,670	(253)
Realized and unrealized gain on investments	(3,323)	(87)
Changes in assets and liabilities:
Tenant and other receivables	(17,258)	(1,670)
Deferred leasing costs	(10,178)	(8,802)
Other assets	(14,434)	(15,123)
Accounts payable and other liabilities	13,994	464
Tenants' security, escrow deposits and prepaid rent	(2,760)	964
Net cash provided by operating activities	434,030	405,079
Cash flows from investing activities:
Acquisition of operating real estate, net of cash acquired of $787 in 2025	(32,766)	(83,261)
Real estate development and capital improvements	(212,003)	(204,657)
Proceeds from sale of real estate	13,882	7,165
Proceeds from property insurance casualty claims	3,301
Issuance of notes receivable	(1,500)
Collection of notes receivable	1,069	180
Investments in real estate partnerships	(35,142)	(6,217)
Return of capital from investments in real estate partnerships	40,914
Dividends on investment securities	1,646	1,081
Purchase of investment securities	(6,109)	(96,226)
Proceeds from sale of investment securities	7,551	9,242
Net cash used in investing activities	(219,157)	(372,693)
Cash flows from financing activities:
Tax withholding on stock-based compensation	(9,108)	(6,783)
Redemption of exchangeable operating partnership units		(2,046)
Proceeds from sale of treasury stock	123	462
Contributions from noncontrolling interests	2,311	8,416
Distributions to and redemptions of noncontrolling interests	(7,411)	(6,130)
Distributions to exchangeable operating partnership unit holders	(5,796)	(1,546)
Dividends paid to common shareholders	(275,936)	(255,455)
Dividends paid to preferred shareholders	(6,826)	(6,826)
Repayment of fixed rate unsecured notes	(100,000)
Proceeds from issuance of fixed rate unsecured notes, net of debt discount	447,192	397,116
Proceeds from unsecured credit facilities	285,000	395,000
Repayment of unsecured credit facilities	(375,000)	(430,000)
Proceeds from notes payable		10,000
Repayment of notes payable	(88,000)	(32,787)
Scheduled principal payments	(6,412)	(5,060)
Payment of financing costs	(4,057)	(3,812)
Net cash (used in) provided by financing activities	(143,920)	60,549
Net increase in cash and cash equivalents and restricted cash	70,953	92,935
Cash and cash equivalents and restricted cash at beginning of the period	120,661	61,884
Cash and cash equivalents and restricted cash at end of the period	191,614	154,819
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $5,061 and $4,534 in 2026 and 2025, respectively)	99,024	90,174
Supplemental disclosure of non-cash transactions:
Common and Preferred stock, and exchangeable operating partnership dividends declared but not paid	143,423	131,017
Acquisition of operating real estate / previously unconsolidated real estate investments:
Change in accrued capital expenditures	8,553	15,244
Contributions to investments in real estate partnerships	14,318	518
Operating Real Estate
Acquisition of operating real estate / previously unconsolidated real estate investments:
Acquired lease intangible assets	3,214	9,725
Notes payable assumed in acquisition, at fair value		40,060
Intangible liabilities, Accounts payable and other liabilities	3,126	18,945
Unconsolidated Real Estate Investments
Acquisition of operating real estate / previously unconsolidated real estate investments:
Acquired lease intangible assets	1,329	4,308
Notes payable assumed in acquisition, at fair value		16,749
Partnership Interest [Member]
Cash flows from operating activities:
Net income	252,537	220,202
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	215,225	196,309
Amortization of deferred financing costs and debt premiums	8,033	6,922
Amortization of above and below market lease intangibles, net	(9,964)	(11,414)
Stock-based compensation, net of capitalization	10,620	9,864
Equity in income of investments in real estate partnerships	(38,540)	(28,254)
(Gain) loss on sale of real estate, net of tax	(7,462)	193
Provision for impairment of real estate, net of tax		1,262
Distribution of earnings from investments in real estate partnerships	34,870	34,502
Deferred compensation expense (income)	2,670	(253)
Realized and unrealized gain on investments	(3,323)	(87)
Changes in assets and liabilities:
Tenant and other receivables	(17,258)	(1,670)
Deferred leasing costs	(10,178)	(8,802)
Other assets	(14,434)	(15,123)
Accounts payable and other liabilities	13,994	464
Tenants' security, escrow deposits and prepaid rent	(2,760)	964
Net cash provided by operating activities	434,030	405,079
Cash flows from investing activities:
Acquisition of operating real estate, net of cash acquired of $787 in 2025	(32,766)	(83,261)
Real estate development and capital improvements	(212,003)	(204,657)
Proceeds from sale of real estate	13,882	7,165
Proceeds from property insurance casualty claims	3,301
Issuance of notes receivable	(1,500)
Collection of notes receivable	1,069	180
Investments in real estate partnerships	(35,142)	(6,217)
Return of capital from investments in real estate partnerships	40,914
Dividends on investment securities	1,646	1,081
Purchase of investment securities	(6,109)	(96,226)
Proceeds from sale of investment securities	7,551	9,242
Net cash used in investing activities	(219,157)	(372,693)
Cash flows from financing activities:
Tax withholding on stock-based compensation	(9,108)	(6,783)
Redemption of exchangeable operating partnership units		(2,046)
Proceeds from sale of treasury stock	123	462
Contributions from noncontrolling interests	2,311	8,416
Distributions to and redemptions of noncontrolling interests	(7,411)	(6,130)
Distributions to partners	(281,732)	(257,001)
Dividends paid to preferred shareholders	(6,826)	(6,826)
Repayment of fixed rate unsecured notes	(100,000)
Proceeds from issuance of fixed rate unsecured notes, net of debt discount	447,192	397,116
Proceeds from unsecured credit facilities	285,000	395,000
Repayment of unsecured credit facilities	(375,000)	(430,000)
Proceeds from notes payable		10,000
Repayment of notes payable	(88,000)	(32,787)
Scheduled principal payments	(6,412)	(5,060)
Payment of financing costs	(4,057)	(3,812)
Net cash (used in) provided by financing activities	(143,920)	60,549
Net increase in cash and cash equivalents and restricted cash	70,953	92,935
Cash and cash equivalents and restricted cash at beginning of the period	120,661	61,884
Cash and cash equivalents and restricted cash at end of the period	191,614	154,819
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $5,061 and $4,534 in 2026 and 2025, respectively)	99,024	90,174
Supplemental disclosure of non-cash transactions:
Common and Preferred units, and exchangeable operating partnership units distributions declared but not paid	143,423	131,017
Acquisition of operating real estate / previously unconsolidated real estate investments:
Change in accrued capital expenditures	8,553	15,244
Contributions to investments in real estate partnerships	14,318	518
Partnership Interest [Member] \| Operating Real Estate
Acquisition of operating real estate / previously unconsolidated real estate investments:
Acquired lease intangible assets	3,214	9,725
Notes payable assumed in acquisition, at fair value		40,060
Intangible liabilities, Accounts payable and other liabilities	3,126	18,945
Partnership Interest [Member] \| Unconsolidated Real Estate Investments
Acquisition of operating real estate / previously unconsolidated real estate investments:
Acquired lease intangible assets	$ 1,329	4,308
Notes payable assumed in acquisition, at fair value		$ 16,749

Consolidated Statements of Equity (Unaudited) - USD ($) $ in Thousands	Total	Preferred Stock [Member]	Common Stock [Member]	Treasury Stock [Member]	Additional Paid-in Capital [Member]	Accumulated Other Comprehensive Income (Loss) [Member]	Distributions in Excess of Net Income [Member]	Total Shareholders' Equity [Member]	Noncontrolling Interests Exchangeable Operating Partnership Units [Member]	Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member]	Total Noncontrolling Interest [Member]
Beginning Balance at Dec. 31, 2024	$ 6,900,307	$ 225,000	$ 1,814	$ (28,045)	$ 8,503,227	$ 2,226	$ (1,980,076)	$ 6,724,146	$ 40,744	$ 135,417	$ 176,161
Net income	220,202						215,608	215,608	1,228	3,366	4,594
Other comprehensive income (loss)
Other comprehensive income (loss) before reclassification	(3,655)					(3,435)		(3,435)	(27)	(193)	(220)
Amounts reclassified from accumulated other comprehensive income (loss)	(2,760)					(2,579)		(2,579)	(14)	(167)	(181)
Adjustment for noncontrolling interests					2,210			2,210	(2,210)		(2,210)
Deferred compensation plan, net				(2,165)	2,165
Amortization of equity awards	11,118		2		11,116			11,118
Tax withholding on stock-based compensation	(6,783)				(6,783)			(6,783)
Repurchase of exchangeable operating partnership units	(2,046)								(2,046)		(2,046)
Common stock issued under dividend reinvestment plan	373				373			373
Contributions from partners	10,626								2,210	8,416	10,626
Distributions to partners	(6,130)									(6,130)	(6,130)
Dividends declared - preferred stock	(6,826)						(6,826)	(6,826)
Dividends declared - common stock/unit	(257,486)						(255,960)	(255,960)	(1,526)		(1,526)
Ending Balance at Jun. 30, 2025	6,856,940	225,000	1,816	(30,210)	8,512,308	(3,788)	(2,027,254)	6,677,872	38,359	140,709	179,068
Beginning Balance at Mar. 31, 2025	6,876,440	225,000	1,815	(29,133)	8,505,489	(1,715)	(2,001,878)	6,699,578	40,584	136,278	176,862
Net income	108,349						106,021	106,021	586	1,742	2,328
Other comprehensive income (loss)
Other comprehensive income (loss) before reclassification	(1,201)					(1,146)		(1,146)	(7)	(48)	(55)
Amounts reclassified from accumulated other comprehensive income (loss)	(1,015)					(927)		(927)	(6)	(82)	(88)
Deferred compensation plan, net				(1,077)	1,077
Amortization of equity awards	5,570		1		5,569			5,570
Tax withholding on stock-based compensation	(23)				(23)			(23)
Repurchase of exchangeable operating partnership units	(2,046)								(2,046)		(2,046)
Common stock issued under dividend reinvestment plan	196				196			196
Contributions from partners	5,439									5,439	5,439
Distributions to partners	(2,620)									(2,620)	(2,620)
Dividends declared - preferred stock	(3,413)						(3,413)	(3,413)
Dividends declared - common stock/unit	(128,736)						(127,984)	(127,984)	(752)		(752)
Ending Balance at Jun. 30, 2025	6,856,940	225,000	1,816	(30,210)	8,512,308	(3,788)	(2,027,254)	6,677,872	38,359	140,709	179,068
Beginning Balance at Dec. 31, 2025	7,181,606	225,000	1,829	(31,075)	8,704,138	(4,220)	(1,988,782)	6,906,890	144,940	129,776	274,716
Net income	252,537						244,313	244,313	4,977	3,247	8,224
Other comprehensive income (loss)
Other comprehensive income (loss) before reclassification	4,680					4,406		4,406	94	180	274
Amounts reclassified from accumulated other comprehensive income (loss)	(842)					(760)		(760)	6	(88)	(82)
Deferred compensation plan, net	(52)			(2,010)	1,958			(52)
Amortization of equity awards	12,186		2		12,184			12,186
Tax withholding on stock-based compensation	(9,108)				(9,108)			(9,108)
Common stock issued under dividend reinvestment plan	375				375			375
Contributions from partners	2,311									2,311	2,311
Distributions to partners	(7,411)									(7,411)	(7,411)
Dividends declared - preferred stock	(6,826)						(6,826)	(6,826)
Dividends declared - common stock/unit	(282,268)						(276,473)	(276,473)	(5,795)		(5,795)
Ending Balance at Jun. 30, 2026	7,147,188	225,000	1,831	(33,085)	8,709,547	(574)	(2,027,768)	6,874,951	144,222	128,015	272,237
Beginning Balance at Mar. 31, 2026	7,164,907	225,000	1,831	(32,207)	8,702,768	(2,687)	(2,001,870)	6,892,835	144,705	127,367	272,072
Net income	119,739						115,764	115,764	2,360	1,615	3,975
Other comprehensive income (loss)
Other comprehensive income (loss) before reclassification	2,579					2,451		2,451	51	77	128
Amounts reclassified from accumulated other comprehensive income (loss)	(377)					(338)		(338)	4	(43)	(39)
Deferred compensation plan, net	(49)			(878)	829			(49)
Amortization of equity awards	6,204				6,204			6,204
Tax withholding on stock-based compensation	(436)				(436)			(436)
Common stock issued under dividend reinvestment plan	182				182			182
Contributions from partners	2,074									2,074	2,074
Distributions to partners	(3,075)									(3,075)	(3,075)
Dividends declared - preferred stock	(3,413)						(3,413)	(3,413)
Dividends declared - common stock/unit	(141,147)						(138,249)	(138,249)	(2,898)		(2,898)
Ending Balance at Jun. 30, 2026	$ 7,147,188	$ 225,000	$ 1,831	$ (33,085)	$ 8,709,547	$ (574)	$ (2,027,768)	$ 6,874,951	$ 144,222	$ 128,015	$ 272,237

Consolidated Balance Sheets (Parenthetical) - USD ($) $ in Thousands	Jun. 30, 2026	Dec. 31, 2025
Restricted cash and cash equivalent	$ 5,643	$ 16,004
Deferred costs accumulated amortization	142,917	138,391
Accumulated amortization of acquired lease intangible assets	440,278	421,433
Accumulated accretion of acquired lease intangible liabilities	$ 256,559	$ 243,040
Preferred stock, par value per share	$ 0.01	$ 0.01
Preferred stock, shares authorized	30,000,000	30,000,000
Preferred stock, shares issued	9,000,000	9,000,000
Preferred stock, shares outstanding	9,000,000	9,000,000
Common stock, par value per share	$ 0.01	$ 0.01
Common stock, shares authorized	220,000,000	220,000,000
Common stock, shares issued	183,117,863	182,902,234
Common stock, shares outstanding	183,117,863	182,902,234
Treasury stock, shares held at cost	411,590	494,307
Exchangeable operating partnership units aggregate redemption value	$ 306,057	$ 264,950
Partnership Interest [Member]
Restricted cash and cash equivalent	5,643	16,004
Deferred costs accumulated amortization	142,917	138,391
Accumulated amortization of acquired lease intangible assets	440,278	421,433
Accumulated accretion of acquired lease intangible liabilities	$ 256,559	$ 243,040
Preferred stock, par value per units	$ 0.01	$ 0.01
Preferred units, authorized	30,000,000	30,000,000
Preferred units, issued	9,000,000	9,000,000
Preferred units, outstanding	9,000,000	9,000,000
General partner units, issued	183,117,863	182,902,234
General partner units, outstanding	183,117,863	182,902,234
Limited partner units, issued	3,838,188	3,838,188
Limited partner units, outstanding	3,838,188	3,838,188

Property Dispositions (Tables)

6 Months Ended

Jun. 30, 2026

Discontinued Operations and Disposal Groups [Abstract]

Schedule of Properties Disposed of

The following table provides a summary of consolidated operating properties and land parcels sold during the current period:


	Three months ended June 30,					Six months ended June 30,
(in thousands, except number sold data)	2026		2025			2026		2025
Net proceeds from sale of real estate investments	$	2,052		7,165		$	13,882		7,165
Gain (Loss) on sale of real estate, net of tax		268		(294	)		7,462		(193	)
Provision for impairment of real estate sold (1)		—		554			—		554
Number of operating properties sold		1		1			1		1
Number of land parcels sold		1		—			3		—
Percent interest sold	100%		100%			100%		100%

(1)

- Definition

Tabular disclosure of information related to a disposal group. Includes, but is not limited to, a discontinued operation, disposal classified as held-for-sale or disposed of by means other than sale or disposal of an individually significant component.

+ References

Reference 1: http://fasb.org/us-gaap/role/ref/legacyRef
-Name Accounting Standards Codification
-Section 50
-Paragraph 3
-SubTopic 10
-Topic 360
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482099/360-10-50-3

Reference 2: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 360
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 3A
-Subparagraph (b)(2)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482099/360-10-50-3A

Reference 3: http://www.xbrl.org/2009/role/commonPracticeRef
-Topic 360
-SubTopic 10
-Name Accounting Standards Codification
-Section 50
-Paragraph 3A
-Subparagraph (b)(1)
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147482099/360-10-50-3A

Reference 4: http://fasb.org/us-gaap/role/ref/legacyRef
-Topic 205
-SubTopic 20
-Name Accounting Standards Codification
-Section 45
-Paragraph 11
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483475/205-20-45-11

Reference 5: http://fasb.org/us-gaap/role/ref/legacyRef
-Topic 205
-SubTopic 20
-Name Accounting Standards Codification
-Section 50
-Paragraph 3A
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483499/205-20-50-3A

Reference 6: http://fasb.org/us-gaap/role/ref/legacyRef
-Topic 205
-SubTopic 20
-Name Accounting Standards Codification
-Section 50
-Paragraph 4A
-Publisher FASB
-URI https://asc.fasb.org/1943274/2147483499/205-20-50-4A

Reference 7: http://fasb.org/us-gaap/role/ref/legacyRef
-Topic 205
-SubTopic 20
-Name Accounting Standards Codification
-Section 50
-Paragraph 4B
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-URI https://asc.fasb.org/1943274/2147483499/205-20-50-4B

Reference 8: http://fasb.org/us-gaap/role/ref/legacyRef
-Topic 205
-SubTopic 20
-Name Accounting Standards Codification
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Reference 9: http://fasb.org/us-gaap/role/ref/legacyRef
-Topic 205
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Reference 10: http://fasb.org/us-gaap/role/ref/legacyRef
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Reference 11: http://fasb.org/us-gaap/role/ref/legacyRef
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Reference 12: http://fasb.org/us-gaap/role/ref/legacyRef
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Reference 13: http://fasb.org/us-gaap/role/ref/legacyRef
-Topic 360
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-Name Accounting Standards Codification
-Section 50
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-URI https://asc.fasb.org/1943274/2147482099/360-10-50-3A

Reference 14: http://fasb.org/us-gaap/role/ref/legacyRef
-Name Accounting Standards Codification
-Section 50
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Reference 15: http://fasb.org/us-gaap/role/ref/legacyRef
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+ Details

Organization and Significant Accounting Policies (Tables)

6 Months Ended

Jun. 30, 2026

Accounting Policies [Abstract]

Schedule of Variable Interest Entities

The carrying amounts of VIEs' assets and liabilities included in the Company's consolidated financial statements, exclusive of the Operating Partnership, are as follows:


(in thousands)	June 30, 2026		December 31, 2025
Assets
Real estate assets, net	$	258,021		332,759
Cash, cash equivalents and restricted cash		17,091		21,890
Tenant and other receivables, net		7,273		7,614
Deferred costs, net		4,068		6,715
Acquired lease intangible assets, net		3,828		4,328
Right of use assets, net		—		17,656
Other assets		826		775
Total Assets	$	291,107		391,737
Liabilities
Notes payable	$	23,613		23,771
Accounts payable and other liabilities		7,506		12,758
Acquired lease intangible liabilities, net		9,941		10,119
Tenants' security, escrow deposits and prepaid rent		959		960
Lease liabilities		—		19,559
Total Liabilities	$	42,019		67,167

Revenues and Tenant and Other Receivables

The primary components of these revenue streams, the timing of satisfying the performance obligations, and amounts are as follows:


		Three months ended June 30,				Six months ended June 30,
(in thousands)	Timing of satisfaction of performance obligations	2026		2025		2026		2025
Management, transaction, and other fees:
Property management services	Over time	$	4,061		4,151	$	8,143		8,261
Asset management services	Over time		1,760		1,746		3,535		3,463
Leasing services	Point in time		1,054		1,003		1,883		1,875
Other transaction fees	Point in time		317		344		564		457
Total management, transaction, and other fees		$	7,192		7,244	$	14,125		14,056

Schedule of New Accounting Pronouncements and Changes in Accounting Principles

The following table provides a brief description of recent accounting pronouncements and the expected impact on our financial statements:


Standard	Description	Effective date	Effect on the financial statements or other significant matters
Recently issued:

           ASU 2024-03, Income Statement—Reporting Comprehensive Income—Expense Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses
 
ASU 2025-01, Income Statement - Reporting Comprehensive, Income -Expense Disaggregation Disclosures (Subtopic 220-40), Clarifying the Effective Date

           ASU 2024-03 requires public business entities to provide additional disclosures that disaggregate certain income statement expense captions into specified categories.  The ASU does not impact the presentation of expenses on the face of the income statement but requires additional footnote disclosures to provide users of the financial statements with greater insight into the nature and composition of reported expenses.

           Fiscal years beginning January 1, 2027, and interim periods for fiscal years beginning January 1, 2028; Early adoption permitted. 

           The Company is assessing the impact this ASU will have on the Company’s financial statement disclosures.  While the adoption of this standard is not expected to have a material impact on the financial position or results of operations, it will require enhanced footnote disclosures related to the disaggregation of income statement expenses.

           ASU 2025-03, Business Combinations (Topic 805) and Consolidation (Topic 810): Determining the Accounting Acquirer in the Acquisition of a Variable Interest Entity

           ASU 2025-03 clarifies the guidance in determining the accounting acquirer in a business combination effected primarily by exchanging equity interests when the acquiree is a VIE that meets the definition of a business. 

           January 1, 2027; Early adoption is permitted. 

           The Company is currently evaluating the impact of this ASU, but the adoption will not have a material effect on the Company's financial position or results of operations.

           ASU 2025-06, Intangibles—Goodwill and Other— Internal-Use Software (Subtopic 350-40): Targeted Improvements to the Accounting for Internal-Use Software

           ASU 2025-06 amends certain aspects of the accounting for and disclosure of software costs and makes targeted improvements for accounting for internally developed software to be sold or marketed externally.

           January 1, 2028; Early adoption is permitted. 

           The Company is currently evaluating the impact of this ASU, but the adoption will not have a material effect on the Company’s financial position or results of operations.

           ASU 2026-02, Environmental Credits and Environmental Credit Obligations (Topic 818)

           ASU 2026-02 establishes a comprehensive accounting framework for environmental credits and related environmental compliance obligations. The ASU provides guidance on the recognition, measurement, presentation, derecognition, and disclosure of environmental credits, including renewable energy certificates, carbon offsets, emissions allowances, and similar instruments.

           January 1, 2028; Early adoption is permitted. 

           The Company is currently evaluating the impact of this ASU, but the adoption will not have a material effect on the Company’s financial position or results of operations.

- Definition

Tabular disclosure of the significant judgments and assumptions made in determining whether a variable interest (as defined) held by the entity requires the variable interest entity (VIE) (as defined) to be consolidated and (or) disclose information about its involvement with the VIE, individually or in aggregate (as applicable); the nature of restrictions, if any, on the consolidated VIE's assets and on the settlement of its liabilities reported by an entity in its statement of financial position, including the carrying amounts of such assets and liabilities; the nature of, and changes in, the risks associated with involvement in the VIE; how involvement with the VIE affects the entity's financial position, financial performance, and cash flows; the lack of recourse if creditors (or beneficial interest holders) of the consolidated VIE have no recourse to the general credit of the primary beneficiary (if applicable); the terms of arrangements, giving consideration to both explicit arrangements and implicit variable interests, if any, that could require the entity to provide financial support to the VIE, including events or circumstances that could expose the entity to a loss; the methodology used by the entity for determining whether or not it is the primary beneficiary of the variable interest entity; the significant factors considered and judgments made in determining that the power to direct the activities of a VIE that most significantly impact the VIE's economic performance are shared (as defined); the carrying amounts and classification of assets and liabilities of the VIE included in the statement of financial position; the entity's maximum exposure to loss, if any, as a result of its involvement with the VIE, including how the maximum exposure is determined and significant sources of the entity's exposure to the VIE; a comparison of the carrying amounts of the assets and liabilities and the entity's maximum exposure to loss; information about any liquidity arrangements, guarantees, and (or) other commitments by third parties that may affect the fair value or risk of the entity's variable interest in the VIE; whether or not the entity has provided financial support or other support (explicitly or implicitly) to the VIE that it was not previously contractually required to provide or whether the entity intends to provide that support, including the type and amount of the support and the primary reasons for providing the support; and supplemental information the entity determines necessary to provide.

+ References + Details

Leases

6 Months Ended

Jun. 30, 2026

Leases [Abstract]

Leases


7.	Leases

Substantially all of the Company's leases are classified as operating leases. The Company's Lease income is comprised of both fixed and variable income. Fixed and in-substance fixed lease income includes stated amounts per lease contracts, which are primarily related to base rent, and in some cases stated amounts for common area maintenance, real estate taxes and insurance (collectively, "Recoverable Costs"). Income for these amounts is recognized on a straight-line basis.

Variable lease income includes the following two main items in the lease contracts:

•

Recoveries from tenants represent the tenants' contractual obligations to reimburse the Company for their portion of Recoverable Costs incurred. Generally, the Company's leases provide for the tenants to reimburse the Company based on the tenants' share of the actual costs incurred in proportion to the tenants' share of leased space in the property.

•

Percentage rent represents amounts billable to tenants based on the tenants' actual sales volume in excess of levels specified in the lease contract.

The following table provides a disaggregation of lease income recognized as either fixed or variable lease income based on the criteria specified in Topic 842:


	Three months ended June 30,						Six months ended June 30,
(in thousands)	2026			2025			2026			2025
Operating lease income
Fixed and in-substance fixed lease income	$	294,095			271,608		$	583,443			538,344
Variable lease income		105,930			93,762			217,133			192,141
Other lease related income, net:
Above/below market rent and tenant rent inducement amortization, net		5,449			5,731			11,037			12,481
Uncollectible straight-line rent (1)		(894	)		(423	)		(2,921	)		(823	)
Uncollectible amounts billable in lease income		(1,782	)		(1,573	)		(3,281	)		(1,959	)
Total lease income	$	402,798			369,105		$	805,411			740,184

(1)

The amounts include straight-line rent adjustments associated with converting between cash basis and accrual basis of accounting for certain leases.

The following table represents the components of Tenant and other receivables, net of amounts considered uncollectible, in the accompanying Consolidated Balance Sheets:


(in thousands)	June 30, 2026		December 31, 2025
Tenant receivables	$	31,797		29,578
Straight-line rent receivables		190,757		180,871
Other receivables (1)		69,106		63,413
Total tenant and other receivables	$	291,660		273,862

(1)

Other receivables include notes receivable, construction receivables, insurance receivables, and amounts due from real estate partnerships for Management, transaction, and other fee income.

Real Estate Investments (Tables)

6 Months Ended

Jun. 30, 2026

Real Estate [Abstract]

Schedule of Properties Acquired

The following tables detail the properties acquired for the periods set forth below:


(in thousands)		Six months ended June 30, 2026
Date Purchased	Property Name	City/State	Property Type	Regency's Ownership	Purchase Price (1)		Debt Assumed, Net of Discounts (Premium) (1)		Intangible Assets (1)		Intangible Liabilities (1)
Consolidated
1/1/2026	Haddon Commons (2)	Westmont, NJ	Operating	100%	$	10,500		—		1,329		1,217
1/28/2026	Crystal Brook Corner	Brookhaven, NY	Redevelopment	100%		30,000		—		2,245		2,068
4/24/2026	Pablo Plaza	Jacksonville Beach, FL	Outparcel	100%		2,300		—		179		—
5/6/2026	Berkshire Commons	Naples, FL	Outparcel	100%		9,000		—		790		748
6/25/2026	The Berkeley at Durbin Park	St Johns, FL	Development	100%		7,000		—		—		—
Total consolidated					$	58,800		—		4,543		4,033
Unconsolidated
6/11/2026	Shops at Highland Walk	Denver, CO	Operating	20%		37,100		—		3,201		728
Total unconsolidated					$	37,100		—		3,201		728
Total property acquisitions					$	95,900		—		7,744		4,761

(1)

Amounts for purchase price and allocation are reflected at 100%.

(2)


(in thousands)		Six months ended June 30, 2025
Date Purchased	Property Name	City/State	Property Type	Regency's Ownership	Purchase Price (1)		Debt Assumed, Net of Discounts (Premium) (1)		Intangible Assets (1)		Intangible Liabilities (1)
Consolidated
1/1/2025	Putnam Plaza (2)	Carmel Hamlet, NY	Operating	100%	$	31,000		16,749		4,308		460
1/10/2025	Orange Meadows	Orange, CT	Outparcel	100%		4,200		—		354		299
3/14/2025	Brentwood Place	Nashville, TN	Operating	100%		118,500		40,060		9,371		18,295
Total consolidated					$	153,700		56,809		14,033		19,054
Unconsolidated
5/12/2025	Armonk Square	Armonk, NY	Operating	20%		26,250		11,884		2,405		5,498
Total unconsolidated					$	26,250		11,884		2,405		5,498
Total property acquisitions					$	179,950		68,693		16,438		24,552

(1)

Amounts for purchase price and allocation are reflected at 100%.

(2)

Consolidated Statements of Comprehensive Income (Unaudited) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025
Net income	$ 119,739	$ 108,349	$ 252,537	$ 220,202
Other comprehensive income (loss):
Effective portion of change in fair value of derivative instruments	2,557	(1,295)	4,735	(3,943)
Reclassification adjustment of derivative instruments included in net income	(377)	(1,015)	(842)	(2,760)
Unrealized (loss) gain on available-for-sale debt securities	22	94	(55)	288
Other comprehensive income (loss)	2,202	(2,216)	3,838	(6,415)
Comprehensive income	121,941	106,133	256,375	213,787
Less: comprehensive income attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	3,975	2,328	8,224	4,594
Other comprehensive income (loss) attributable to noncontrolling interests	89	(143)	192	(401)
Comprehensive income attributable to noncontrolling interests	4,064	2,185	8,416	4,193
Comprehensive income attributable to the Company and Partnership	117,877	103,948	247,959	209,594
Partnership Interest [Member]
Net income	119,739	108,349	252,537	220,202
Other comprehensive income (loss):
Effective portion of change in fair value of derivative instruments	2,557	(1,295)	4,735	(3,943)
Reclassification adjustment of derivative instruments included in net income	(377)	(1,015)	(842)	(2,760)
Unrealized (loss) gain on available-for-sale debt securities	22	94	(55)	288
Other comprehensive income (loss)	2,202	(2,216)	3,838	(6,415)
Comprehensive income	121,941	106,133	256,375	213,787
Less: comprehensive income attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	1,615	1,742	3,247	3,366
Other comprehensive income (loss) attributable to noncontrolling interests	34	(130)	92	(360)
Comprehensive income attributable to noncontrolling interests	1,649	1,612	3,339	3,006
Comprehensive income attributable to the Company and Partnership	$ 120,292	$ 104,521	$ 253,036	$ 210,781

Fair Value Measurements (Tables)

6 Months Ended

Jun. 30, 2026

Fair Value Disclosures [Abstract]

Summary of Balance Sheet Fair Values


	June 30, 2026				December 31, 2025
(in thousands)	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	32,421		32,435	$	31,987		32,173
Financial liabilities:
Notes payable, net	$	4,873,182		4,751,276	$	4,619,301		4,554,628
Unsecured credit facilities (1)	$	30,000		30,000	$	120,000		120,000

(1)

The carrying amount approximates its fair value due to the variable nature of the terms.

Schedule of Net Investment (Income) Expense Consolidated Statements of Operations

Changes in the value of securities are recorded within Net investment income in the accompanying Consolidated Statements of Operations, and include the following:


	Three months ended June 30,				Six months ended June 30,
(in thousands)	2026		2025		2026		2025
Unrealized Gain (Loss)		2,566		62		1,071		(2,385	)

Summary of Assets and Liabilities Measured at Fair Value on Recurring Basis

The following tables present the placement in the fair value hierarchy of assets and liabilities measured at fair value on a recurring basis:


	Fair Value Measurements as of June 30, 2026
				Quoted Prices in Active Markets for Identical Assets		Significant Other Observable Inputs			Significant Unobservable Inputs
(in thousands)	Balance			(Level 1)		(Level 2)			(Level 3)
Assets:
Securities	$	40,346			40,346		—			—
Available-for-sale debt securities		11,182			—		11,182			—
Interest rate derivatives		7,304			—		7,304			—
Total	$	58,832			40,346		18,486			—
Liabilities:
Interest rate derivatives	$	(459	)		—		(459	)		—


	Fair Value Measurements as of December 31, 2025
				Quoted Prices in Active Markets for Identical Assets		Significant Other Observable Inputs			Significant Unobservable Inputs
(in thousands)	Balance			(Level 1)		(Level 2)			(Level 3)
Assets:
Securities	$	39,887			39,887		—			—
Available-for-sale debt securities		11,486			—		11,486			—
Interest rate derivatives		6,778			—		6,778			—
Total	$	58,151			39,887		18,264			—
Liabilities:
Interest rate derivatives	$	(1,606	)		—		(1,606	)		—

Equity and Capital - Additional Information (Details) - USD ($)		3 Months Ended		6 Months Ended
	Feb. 04, 2026	Jun. 30, 2026	Jun. 30, 2025	Jun. 30, 2026	Jun. 30, 2025	Feb. 28, 2026	Aug. 18, 2023
Class of Stock [Line Items]
Common stock dividend declared, per share		$ 0.755	$ 0.705	$ 1.51	$ 1.41
Stock repurchased remaining authorized value		$ 500,000,000		$ 500,000,000
Stock repurchase program, authorized amount	$ 500,000,000	0		0
Stock repurchase program expiration date	Feb. 28, 2029
At the Market ("ATM") Program [Member]
Class of Stock [Line Items]
Common stock remaining available for issuance		$ 500,000,000		$ 500,000,000
Maximum [Member] \| At the Market ("ATM") Program [Member]
Class of Stock [Line Items]
Equity issuances common stock reauthorized for issuance						$ 500,000,000
Series B Preferred Stock [Member] \| UBP Acquisition [Member]
Class of Stock [Line Items]
Redeemable price per share							$ 25

Stock-Based Compensation

6 Months Ended

Jun. 30, 2026

Share-Based Payment Arrangement [Abstract]

Stock-Based Compensation


10.	Stock-Based Compensation

The Company granted 335,836 shares of restricted stock with a weighted-average grant-date fair value of $80.89 per share and 321,704 shares of restricted stock with a weighted-average grant-date fair value of $77.32 per share during the six months ended June 30, 2026 and June 30, 2025, respectively. The Company records stock-based compensation expense within General and administrative expenses in the accompanying Consolidated Statements of Operations, and recognizes forfeitures as they occur.


	Three months ended June 30,						Six months ended June 30,
(in thousands)	2026			2025			2026			2025
Restricted stock	$	6,061			5,455		$	11,929			10,898
Directors' fees paid in common stock and other employee stock grants		143			115			257			220
Capitalized stock-based compensation		(863	)		(671	)		(1,566	)		(1,254	)
Stock-based compensation, net of capitalization	$	5,341			4,899		$	10,620			9,864