Document and Entity Information - shares	6 Months Ended
Document and Entity Information - shares	Jun. 30, 2017	Aug. 07, 2017
Entity Registrant Name	REGENCY CENTERS CORP
Entity Central Index Key	0000910606
Document Type	10-Q
Document Period End Date	Jun. 30, 2017
Amendment Flag	false
Document Fiscal Year Focus	2017
Document Fiscal Period Focus	Q2
Entity Well-known Seasoned Issuer	Yes
Entity Voluntary Filers	No
Entity Current Reporting Status	Yes
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock, Shares Outstanding		170,104,317
Partnership Interest [Member]
Entity Registrant Name	REGENCY CENTERS LP
Entity Central Index Key	0001066247
Entity Filer Category	Accelerated Filer

Consolidated Balance Sheets - USD ($) $ in Thousands	Jun. 30, 2017	Dec. 31, 2016
Real estate investments at cost:
Notes receivable	$ 13,332	$ 10,481
Liabilities:
Notes payable	2,944,995	1,363,925
Unsecured credit facilities	563,031	278,495
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest		(2,624,502)
Parent Company [Member]
Real estate investments at cost:
Land	4,690,171	1,660,424
Buildings and improvements	5,779,172	3,092,197
Properties in development	373,962	180,878
Gross real estate investments at cost	10,843,305	4,933,499
Less: accumulated depreciation	1,225,474	1,124,391
Total Cost Net of Accumulated Depreciation	9,617,831	3,809,108
Properties held for sale	19,600	0
Investments in real estate partnerships	376,800	296,699
Net real estate investments	10,014,231	4,105,807
Cash and cash equivalents	97,266	13,256
Restricted cash	7,435	4,623
Tenant and other receivables, net of allowance for doubtful accounts and straight-line rent reserves of $10,898 and $9,021 at June 30, 2017 and December 31, 2016, respectively	125,372	111,722
Deferred Costs, Leasing, Net	70,653	69,000
Acquired lease intangible assets, less accumulated amortization of $98,447 and $56,695 at June 30, 2017 and December 31, 2016, respectively	540,119	118,831
Trading securities held in trust	29,839	28,588
Other assets	307,429	37,079
Total assets	11,192,344	4,488,906
Liabilities:
Notes payable	2,944,995	1,363,925
Unsecured credit facilities	563,031	278,495
Accounts payable and other liabilities	246,462	138,936
Acquired lease intangible liabilities, less accumulated amortization of $39,696 and $23,538 at June 30, 2017 and December 31, 2016, respectively	653,695	54,180
Tenants’ security, escrow deposits and prepaid rent	50,126	28,868
Total liabilities	4,458,309	1,864,404
Commitments and contingencies	0	0
Stockholders’ equity/Partners' capital:
Preferred stock, $0.01 par value per share, 30,000,000 shares authorized; 3,000,000 Series 7 shares issued and outstanding at June 30, 2017, and 13,000,000 Series 6 and 7 shares issued and outstanding at December 31, 2016, with liquidation preferences of $25 per share	75,000	325,000
Common stock, $0.01 par value per share, 220,000,000 and 150,000,000 shares authorized; 170,102,787 and 104,497,286 shares issued at June 30, 2017 and December 31, 2016, respectively	1,701	1,045
Treasury stock at cost, 359,784 and 347,903 shares held at June 30, 2017 and December 31, 2016, respectively	(18,105)	(17,062)
Additional paid in capital	7,772,791	3,294,923
Accumulated other comprehensive loss	(16,435)	(18,346)
Distributions in excess of net income	(1,122,666)	(994,259)
Total stockholders’ equity	6,692,286	2,591,301
Noncontrolling interests:
Exchangeable operating partnership units, aggregate redemption value of $21,918 and $10,630 at June 30, 2017 and December 31, 2016, respectively	10,955	(1,967)
Limited partners’ interests in consolidated partnerships	30,794	35,168
Stockholders' Equity Attributable to Noncontrolling Interest	41,749	33,201
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(6,734,035)	(2,624,502)
Total liabilities and equity	11,192,344	4,488,906
Partnership Interest [Member]
Real estate investments at cost:
Land	4,690,171	1,660,424
Buildings and improvements	5,779,172	3,092,197
Properties in development	373,962	180,878
Gross real estate investments at cost	10,843,305	4,933,499
Less: accumulated depreciation	1,225,474	1,124,391
Total Cost Net of Accumulated Depreciation	9,617,831	3,809,108
Properties held for sale	19,600	0
Investments in real estate partnerships	376,800	296,699
Net real estate investments	10,014,231	4,105,807
Cash and cash equivalents	97,266	13,256
Restricted cash	7,435	4,623
Tenant and other receivables, net of allowance for doubtful accounts and straight-line rent reserves of $10,898 and $9,021 at June 30, 2017 and December 31, 2016, respectively	125,372	111,722
Deferred Costs, Leasing, Net	70,653	69,000
Acquired lease intangible assets, less accumulated amortization of $98,447 and $56,695 at June 30, 2017 and December 31, 2016, respectively	540,119	118,831
Trading securities held in trust	29,839	28,588
Other assets	307,429	37,079
Total assets	11,192,344	4,488,906
Liabilities:
Notes payable	2,944,995	1,363,925
Unsecured credit facilities	563,031	278,495
Accounts payable and other liabilities	246,462	138,936
Acquired lease intangible liabilities, less accumulated amortization of $39,696 and $23,538 at June 30, 2017 and December 31, 2016, respectively	653,695	54,180
Tenants’ security, escrow deposits and prepaid rent	50,126	28,868
Total liabilities	4,458,309	1,864,404
Commitments and contingencies	0	0
Stockholders’ equity/Partners' capital:
Preferred units of general partner, $0.01 par value per unit, 3,000,000 and 13,000,000 units issued and outstanding at June 30, 2017 and December 31, 2016, respectively, liquidation preference of $25 per unit	75,000	325,000
General partner; 170,102,787 and 104,497,286 units outstanding at June 30, 2017 and December 31, 2016, respectively	6,633,721	2,284,647
Limited partners; 349,902 and 154,170 units outstanding at June 30, 2017 and December 31, 2016, respectively	10,955	(1,967)
Accumulated other comprehensive loss	(16,435)	(18,346)
Total partners’ capital	6,703,241	2,589,334
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	30,794	35,168
Total noncontrolling interests	30,794	35,168
Total equity	6,734,035	2,624,502
Total liabilities and equity	11,192,344	4,488,906
Preferred Stock [Member] \| Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(75,000)	(325,000)
Common Stock [Member] \| Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(1,701)	(1,045)
Treasury Stock [Member] \| Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	18,105	17,062
Additional Paid-in Capital [Member] \| Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(7,772,791)	(3,294,923)
AOCI Attributable to Parent [Member]
Stockholders’ equity/Partners' capital:
Accumulated other comprehensive loss	(16,435)	(18,346)
AOCI Attributable to Parent [Member] \| Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	16,435	18,346
Accumulated Distributions in Excess of Net Income [Member] \| Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	1,122,666	994,259
Total Stockholders' Equity [Member] \| Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(6,692,286)	(2,591,301)
Noncontrolling Interest Exchangeable Operating Partnership Units [Member] \| Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(10,955)	1,967
Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] \| Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	$ (30,794)	$ (35,168)

Consolidated Balance Sheets (Parenthetical) - USD ($) $ in Thousands	Jun. 30, 2017	Dec. 31, 2016
Parent Company [Member]
Allowance for doubtful accounts receivable	$ 10,898	$ 9,021
Deferred costs accumulated amortization	88,612	83,529
Accumulated amortization of acquired lease intangible assets	98,447	56,695
Accumulated accretion of acquired lease intangible liabilities	$ 39,696	$ 23,538
Preferred stock, par value per share	$ 0.01	$ 0.01
Preferred stock, shares authorized	30,000,000	30,000,000
Preferred units of Series 6-7, units issued	3,000,000	13,000,000
Preferred units of Series 6-7, units outstanding	3,000,000	13,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
Common stock, par value per share	$ 0.01	$ 0.01
Common stock, shares authorized	220,000,000	150,000,000
Common stock, shares issued	170,102,787	104,497,286
Exchangeable operating partnership units aggregate redemption value	$ 21,918	$ 10,630
Treasury stock, shares held at cost	359,784	347,903
Partnership Interest [Member]
Allowance for doubtful accounts receivable	$ 10,898	$ 9,021
Deferred costs accumulated amortization	88,612	83,529
Accumulated amortization of acquired lease intangible assets	98,447	56,695
Accumulated accretion of acquired lease intangible liabilities	$ 39,696	$ 23,538
Preferred units of general partner par value per unit	$ 0.01	$ 0.01
Preferred units of Series 6-7, units issued	3,000,000	13,000,000
Preferred units of Series 6-7, units outstanding	3,000,000	13,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
General partner units, outstanding	170,102,787	104,497,286
Limited partner units, outstanding	349,902	154,170

Consolidated Statements of Operations - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	$ 4,366	$ 548	$ 4,781	$ 13,417
Document Fiscal Year Focus			2017
Other expense (income):
Provision for impairment	0	0	$ 0	1,666
Discontinued operations, net:
Net income			29,457	94,221
Parent Company [Member]
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	4,366	548	4,781	13,417
Noncontrolling Interest in Net Income (Loss) Operating Partnerships, Redeemable	104	64	85	150
Revenues:
Minimum rent	195,992	109,945	337,232	217,619
Percentage rent	1,456	453	4,362	2,156
Recoveries from tenants and other income	57,256	35,874	102,535	69,362
Management Fees Revenue	6,601	6,140	13,307	12,904
Total revenues	261,305	152,412	457,436	302,041
Operating expenses:
Depreciation and amortization	92,230	40,299	152,284	79,015
Operating and maintenance	36,105	23,709	65,868	46,394
General and administrative	16,746	16,350	34,419	32,649
Real estate taxes	28,871	16,769	50,321	32,639
Other operating expenses (note 2)	6,616	2,440	78,129	4,747
Total operating expenses	180,568	99,567	381,021	195,444
Other expense (income):
Interest expense, net	35,407	24,401	62,606	48,544
Provision for impairment	0	0	0	1,666
Gain (Loss) on Extinguishment of Debt	(12,404)	0	(12,404)	0
Marketable Securities, Gain (Loss), Excluding Other than Temporary Impairments	887	602	1,984	446
Nonoperating Income (Expense)	46,924	23,799	73,026	49,764
Income from operations before equity in income of investments in real estate partnerships	33,813	29,046	3,389	56,833
Equity in income of investments in real estate partnerships	12,240	11,050	21,583	23,971
Income tax (benefit) of taxable REIT subsidiary	246		296	0
Income from operations	45,807	40,096	24,676	80,804
Discontinued operations, net:
Net income	50,173	40,644	29,457	94,221
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	(576)	(504)	(1,247)	(853)
Income attributable to noncontrolling interests	(680)	(568)	(1,332)	(1,003)
Net income attributable to the Company	49,493	40,076	28,125	93,218
Preferred stock dividends and issuance costs	(1,125)	(5,266)	(12,981)	(10,531)
Net Income (Loss) Available to Common Stockholders, Basic	$ 48,368	$ 34,810	$ 15,144	$ 82,687
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ 0.28	$ 0.36	$ 0.10	$ 0.85
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ 0.28	$ 0.35	$ 0.10	$ 0.84
Partnership Interest [Member]
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	$ 4,366	$ 548	$ 4,781	$ 13,417
Revenues:
Minimum rent	195,992	109,945	337,232	217,619
Percentage rent	1,456	453	4,362	2,156
Recoveries from tenants and other income	57,256	35,874	102,535	69,362
Management Fees Revenue	6,601	6,140	13,307	12,904
Total revenues	261,305	152,412	457,436	302,041
Operating expenses:
Depreciation and amortization	92,230	40,299	152,284	79,015
Operating and maintenance	36,105	23,709	65,868	46,394
General and administrative	16,746	16,350	34,419	32,649
Real estate taxes	28,871	16,769	50,321	32,639
Other operating expenses (note 2)	6,616	2,440	78,129	4,747
Total operating expenses	180,568	99,567	381,021	195,444
Other expense (income):
Interest expense, net	35,407	24,401	62,606	48,544
Provision for impairment	0	0	0	1,666
Gain (Loss) on Extinguishment of Debt	(12,404)	0	(12,404)	0
Marketable Securities, Gain (Loss), Excluding Other than Temporary Impairments	887	602	1,984	446
Nonoperating Income (Expense)	46,924	23,799	73,026	49,764
Income from operations before equity in income of investments in real estate partnerships	33,813	29,046	3,389	56,833
Equity in income of investments in real estate partnerships	12,240	11,050	21,583	23,971
Income tax (benefit) of taxable REIT subsidiary	246		296	0
Income from operations	45,807	40,096	24,676	80,804
Discontinued operations, net:
Net income	50,173	40,644	29,457	94,221
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	(576)	(504)	(1,247)	(853)
Income attributable to noncontrolling interests	(576)	(504)	(1,247)	(853)
Net income attributable to the Company	49,597	40,140	28,210	93,368
Distributions Paid To Preferred Unit Holders	1,125	5,266	12,981	10,531
Net income attributable to common unit holders	$ 48,472	$ 34,874	$ 15,229	$ 82,837
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ 0.28	$ 0.36	$ 0.10	$ 0.85
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ 0.28	$ 0.35	$ 0.10	$ 0.84

Consolidated Statements of Operations (Parenthetical) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Parent Company [Member]
Trading Securities, Change in Unrealized Holding Gain (Loss)	$ (11)	$ (275)	$ (863)	$ 892
Partnership Interest [Member]
Trading Securities, Change in Unrealized Holding Gain (Loss)	$ (11)	$ (275)	$ (863)	$ 892

Consolidated Statements of Comprehensive Income - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Document Fiscal Year Focus			2017
Net income			$ (29,457)	$ (94,221)
Other comprehensive income:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	$ (3,805)	$ (9,846)	(3,873)	(26,631)
Other comprehensive (loss) income			1,896	(21,642)
Parent Company [Member]
Net income	(50,173)	(40,644)	(29,457)	(94,221)
Other comprehensive income:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(3,805)	(9,846)	(3,873)	(26,631)
Reclassification adjustment of derivative instruments included in net income	3,071	2,500	5,726	4,952
Available-for-sale Securities, Gross Unrealized Gain	11	73	43	37
Other comprehensive (loss) income	(723)	(7,273)	1,896	(21,642)
Comprehensive income	49,450	33,371	31,353	72,579
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	(680)	(568)	(1,332)	(1,003)
Other comprehensive (loss) income attributable to noncontrolling interests	(80)	(128)	(15)	(297)
Comprehensive income attributable to noncontrolling interests	600	440	1,317	706
Comprehensive income attributable to the Company	48,850	32,931	30,036	71,873
Partnership Interest [Member]
Net income	(50,173)	(40,644)	(29,457)	(94,221)
Other comprehensive income:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(3,805)	(9,846)	(3,873)	(26,631)
Reclassification adjustment of derivative instruments included in net income	3,071	2,500	5,726	4,952
Available-for-sale Securities, Gross Unrealized Gain	11	73	43	37
Other comprehensive (loss) income	(723)	(7,273)	1,896	(21,642)
Comprehensive income	49,450	33,371	31,353	72,579
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	(576)	(504)	(1,247)	(853)
Other comprehensive (loss) income attributable to noncontrolling interests	79	(117)	(16)	(263)
Comprehensive income attributable to noncontrolling interests	655	387	1,231	590
Comprehensive income attributable to the Company	$ 48,795	$ 32,984	$ 30,122	$ 71,989

Consolidated Statement of Changes in Equity - USD ($) $ in Thousands	Total	Parent Company [Member]	Partnership Interest [Member]	Preferred Stock [Member] Parent Company [Member]	Common Stock [Member] Parent Company [Member]	Treasury Stock [Member] Parent Company [Member]	Additional Paid-in Capital [Member] Parent Company [Member]	Accumulated Other Comprehensive Income (Loss) [Member]	Accumulated Other Comprehensive Income (Loss) [Member] Parent Company [Member]	Distributions in Excess of Net Income [Member] Parent Company [Member]	Total Stockholders' Equity [Member] Parent Company [Member]	Noncontrolling Interest Exchangeable Operating Partnership Units [Member] Parent Company [Member]	Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] Parent Company [Member]	Total Noncontrolling Interests [Member] Parent Company [Member]	Noncontrolling Interest [Member] Parent Company [Member]	Common Stock [Member] Parent Company [Member]	Common Stock [Member] Preferred Stock [Member] Parent Company [Member]	Common Stock [Member] Common Stock [Member] Parent Company [Member]	Common Stock [Member] Treasury Stock [Member] Parent Company [Member]	Common Stock [Member] Additional Paid-in Capital [Member] Parent Company [Member]	Common Stock [Member] Accumulated Other Comprehensive Income (Loss) [Member] Parent Company [Member]	Common Stock [Member] Distributions in Excess of Net Income [Member] Parent Company [Member]	Common Stock [Member] Total Stockholders' Equity [Member] Parent Company [Member]	Common Stock [Member] Noncontrolling Interest Exchangeable Operating Partnership Units [Member] Parent Company [Member]	Common Stock [Member] Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] Parent Company [Member]	Common Stock [Member] Noncontrolling Interest [Member] Parent Company [Member]	Partners Capital Total [Member]	Partners Capital Total [Member] Preferred Stock [Member]	Noncontrolling Interest [Member]	Noncontrolling Interest [Member] Preferred Stock [Member]	Accumulated Other Comprehensive Income (Loss) [Member]	Accumulated Other Comprehensive Income (Loss) [Member] Preferred Stock [Member]	Limited Partner [Member]	Limited Partner [Member] Preferred Stock [Member]	General Partner [Member]	General Partner [Member] Preferred Stock [Member]	Equity One Inc. [Member]	Equity One Inc. [Member] Parent Company [Member]	Equity One Inc. [Member] Preferred Stock [Member] Parent Company [Member]	Equity One Inc. [Member] Common Stock [Member] Parent Company [Member]	Equity One Inc. [Member] Treasury Stock [Member] Parent Company [Member]	Equity One Inc. [Member] Additional Paid-in Capital [Member] Parent Company [Member]	Equity One Inc. [Member] Distributions in Excess of Net Income [Member] Parent Company [Member]	Equity One Inc. [Member] Noncontrolling Interest [Member] Parent Company [Member]	Equity One Inc. [Member] Partners Capital Total [Member]	Equity One Inc. [Member] Noncontrolling Interest [Member]	Equity One Inc. [Member] Accumulated Other Comprehensive Income (Loss) [Member]	Equity One Inc. [Member] Limited Partner [Member]	Equity One Inc. [Member] General Partner [Member]
Beginning balance at Dec. 31, 2015	$ 2,082,620	$ 2,082,620		$ 325,000	$ 972	$ (19,658)	$ 2,742,508		$ (58,693)	$ (936,020)	$ 2,054,109	$ (1,975)	$ 30,486		$ 28,511												$ 2,052,134		$ 30,486		$ (58,693)		$ (1,975)		$ 2,112,802
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net Income (Loss) Attributable to Parent		93,218	$ 93,368
Net Income (Loss), Including Portion Attributable to Noncontrolling Interest	94,221	94,221	94,221	0	0	0	0		0		93,218	150	853		1,003												93,368		853		0		150		93,218
Current period other comprehensive income, net	(21,642)	(21,642)	(21,642)	0	0	0	0	$ (21,345)	(21,345)	0	(21,345)	(34)	(263)														(21,379)				(21,345)		(34)		0
Other comprehensive (loss) income attributable to noncontrolling interests		(297)	(263)																										(263)
Adjustments to Additional Paid in Capital, Share-based Compensation, Other Long-term Incentive Plans, Requisite Service Period Recognition		0		0	0	2,815	(2,815)		0	0	0	0	0		0
Restricted stock issued, net of amortization	6,804	6,804		0	2	0	6,802		0	0	6,804	0	0		0												6,804		0		0		0		6,804
Common stock redeemed for taxes withheld for stock based compensation, net																$ 7,876	$ 0	$ 0	$ 0	$ 7,876	$ 0	$ 0	$ 7,876	$ 0	$ 0	$ 0
Common stock issued under dividend reinvestment plan		547	547														0	0	0	547	0	0	547	0	0	0
Common stock issued, net of issuance costs		149,788		0	21	0	149,767		0	0	149,788	0	0		0
Preferred Stock Redemption Premium	250,000																											$ 250,000
Contributions from partners	8,600	8,600		0	0	0	0		0	0	0	0	8,600		8,600												0		8,600		0		0		0
Distributions to partners	(100,506)	(2,744)		0	0	0	(350)		0	0	(350)	0	(2,394)		(2,394)												(98,112)		(2,394)		0		(154)		97,958
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	(142,459)																										(142,459)		0		0		0		(142,459)
Cash dividends declared: preferred stock/unit	10,531	10,531		0	0	0	0		0	10,531	10,531	0	0		0												10,531		0		0		0		10,531
Preferred stock		(10,531)
Cash dividends declared - common stock/unit		97,762		0	0	0	0		0	97,608	97,608	154	0		154
Ending Balance at Jun. 30, 2016	2,202,025	2,202,025		325,000	995	(16,843)	2,888,583		(80,038)	(950,941)	2,166,756	(2,013)	37,282		35,269												2,164,743		37,282		(80,038)		(2,013)		2,246,794
Beginning balance at Dec. 31, 2016	2,624,502	2,624,502		325,000	1,045	(17,062)	3,294,923		(18,346)	(994,259)	2,591,301	(1,967)	35,168		33,201												2,589,334		35,168		(18,346)		(1,967)		2,609,647
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net Income (Loss) Attributable to Parent		28,125	28,210
Net Income (Loss), Including Portion Attributable to Noncontrolling Interest	29,457	29,457	29,457	0	0	0	0		0		28,125	85	1,247		1,332												28,210		1,247		0		85		28,125
Current period other comprehensive income, net	1,896	1,896	1,896	0	0	0	0	$ 1,911	1,911	0	1,911	1	(16)														1,912				1,911		1		0
Other comprehensive (loss) income attributable to noncontrolling interests		(15)	(16)																										(16)
Other Comprehensive Income, Net of Tax		1,896
Adjustments to Additional Paid in Capital, Share-based Compensation, Other Long-term Incentive Plans, Requisite Service Period Recognition		1		0	0	(1,043)	1,044		0	0	1	0	0		0
Restricted stock issued, net of amortization	7,171	7,171		0	2	0	7,169		0	0	7,171	0	0		0												7,171		0		0		0		7,171		$ 7,951	$ 7,951	$ 0	$ 1	$ 0	$ 7,950	$ 0	$ 0	$ 7,951	$ 0	$ 0	$ 0	$ 7,951
Common stock redeemed for taxes withheld for stock based compensation, net																18,333	0	1	0	18,332	0	0	18,333	0	0	0
Common stock issued under dividend reinvestment plan		607	$ 607														0	0	0	607	0	0	607	0	0	0
Common stock issued, net of issuance costs																$ 4,471,470	$ 0	$ 654	$ 0	$ 4,470,816	$ 0	$ 0	$ 4,471,470	$ 0	$ 0	$ 0
Preferred Stock Redemption Premium																														$ 0		$ 0		$ 0		$ 250,000
Contributions from partners	13,441	13,441		0	0	0	0		0	0	0	13,100	341		13,441												13,100		341		0		13,100		0
Distributions to partners	(149,761)	(5,946)		0	0	0	0		0	0	0	0	(5,946)		(5,946)												(143,815)		(5,946)		0		(264)		(143,551)
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	(4,453,744)																										(4,453,744)		0		0		0		(4,453,744)
Cash dividends declared: preferred stock/unit	$ 4,367	4,367		0	0	0	0		0		4,367	0	0		0												4,367		0		0		0		4,367
Redemption of preferred stock		250,000		250,000	0	0	8,614		0	8,614	250,000	0	0	$ 0
Preferred stock		(12,981)								(4,367)
Cash dividends declared - common stock/unit		143,815		0	0	0	0		0	143,551	143,551	264	0		264
Ending Balance at Jun. 30, 2017		$ 6,734,035		$ 75,000	$ 1,701	$ (18,105)	$ 7,772,791		$ (16,435)	$ (1,122,666)	$ 6,692,286	$ 10,955	$ 30,794		$ 41,749												$ 6,703,241		$ 30,794		$ (16,435)		$ 10,955		$ 6,708,721

Consolidated Statement of Changes in Partner Capital Statement - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016	Dec. 31, 2016	Dec. 31, 2015
Dividends, Preferred Stock, Cash			$ 4,367	$ 10,531
Shareholders' Equity		$ 2,202,025		2,202,025	$ 2,624,502	$ 2,082,620
Net income			29,457	94,221
Other comprehensive income (loss)			1,896	(21,642)
Deferred Compensation Plan			1
Partners' Capital Account, Contributions			13,441	8,600
Partners' Capital Account, Distributions			149,761	100,506
Preferred Stock Redemption Premium				(250,000)
Common unit issued as a result of common stock issued by Parent Company, net of purchases			4,453,744	142,459
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			7,171	6,804
Stockholders Equity including noncontrolling interest	$ 6,734,035		6,734,035
Noncontrolling Interest [Member]
Dividends, Preferred Stock, Cash			0	0
Shareholders' Equity	30,794	37,282	30,794	37,282	35,168	30,486
Net income			1,247	853
Other Comprehensive Income (Loss), Net of Tax, Portion Attributable to Noncontrolling Interest			(16)	(263)
Deferred Compensation Plan			0
Partners' Capital Account, Contributions			341	8,600
Partners' Capital Account, Distributions			5,946	2,394
Common unit issued as a result of common stock issued by Parent Company, net of purchases			0	0
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			0	0
Partners Capital Total [Member]
Dividends, Preferred Stock, Cash			4,367	10,531
Shareholders' Equity	6,703,241	2,164,743	6,703,241	2,164,743	2,589,334	2,052,134
Net income			28,210	93,368
Other comprehensive income (loss)			1,912	(21,379)
Deferred Compensation Plan			1
Partners' Capital Account, Contributions			13,100	0
Partners' Capital Account, Distributions			143,815	98,112
Common unit issued as a result of common stock issued by Parent Company, net of purchases			4,453,744	142,459
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			7,171	6,804
AOCI Attributable to Parent [Member]
Dividends, Preferred Stock, Cash			0	0
Shareholders' Equity	(16,435)	(80,038)	(16,435)	(80,038)	(18,346)	(58,693)
Net income			0	0
Other comprehensive income (loss)			1,911	(21,345)
Deferred Compensation Plan			0
Partners' Capital Account, Contributions			0	0
Partners' Capital Account, Distributions			0	0
Common unit issued as a result of common stock issued by Parent Company, net of purchases			0	0
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			0	0
Limited Partner [Member]
Dividends, Preferred Stock, Cash			0	0
Shareholders' Equity	10,955	(2,013)	10,955	(2,013)	(1,967)	(1,975)
Net income			85	150
Other comprehensive income (loss)			1	(34)
Deferred Compensation Plan			0
Partners' Capital Account, Contributions			13,100	0
Partners' Capital Account, Distributions			264	154
Common unit issued as a result of common stock issued by Parent Company, net of purchases			0	0
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			0	0
General Partner [Member]
Dividends, Preferred Stock, Cash			4,367	10,531
Shareholders' Equity	6,708,721	2,246,794	6,708,721	2,246,794	$ 2,609,647	$ 2,112,802
Net income			28,125	93,218
Other comprehensive income (loss)			0	0
Deferred Compensation Plan			1
Partners' Capital Account, Contributions			0	0
Partners' Capital Account, Distributions			143,551	(97,958)
Common unit issued as a result of common stock issued by Parent Company, net of purchases			4,453,744	142,459
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			7,171	6,804
Preferred Stock [Member] \| Noncontrolling Interest [Member]
Preferred Stock Redemption Premium			0
Preferred Stock [Member] \| Partners Capital Total [Member]
Preferred Stock Redemption Premium				(250,000)
Preferred Stock [Member] \| AOCI Attributable to Parent [Member]
Preferred Stock Redemption Premium			0
Preferred Stock [Member] \| Limited Partner [Member]
Preferred Stock Redemption Premium			0
Preferred Stock [Member] \| General Partner [Member]
Preferred Stock Redemption Premium			(250,000)
Partnership Interest [Member]
Net income	50,173	40,644	29,457	94,221
Other comprehensive income (loss)	(723)	(7,273)	1,896	(21,642)
Other Comprehensive Income (Loss), Net of Tax, Portion Attributable to Noncontrolling Interest	$ 79	$ (117)	(16)	(263)
AOCI Attributable to Parent [Member]
Other comprehensive income (loss)			1,911	$ (21,345)
Equity One Inc. [Member]
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			7,951
Equity One Inc. [Member] \| Noncontrolling Interest [Member]
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			0
Equity One Inc. [Member] \| Partners Capital Total [Member]
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			7,951
Equity One Inc. [Member] \| AOCI Attributable to Parent [Member]
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			0
Equity One Inc. [Member] \| Limited Partner [Member]
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			0
Equity One Inc. [Member] \| General Partner [Member]
Stock Issued During Period, Value, Restricted Stock Award, Net of Forfeitures			$ 7,951

Consolidated Statements of Cash Flows - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016
Cash flows from operating activities:
Net income	$ (29,457)	$ (94,221)
Adjustments to reconcile net income to net cash provided by operating activities:
Provision for impairment	0	(1,666)
Cash flows from investing activities:
Proceeds from sale of real estate investments	15,230	38,705
Parent Company [Member]
Real Estate Received Through Foreclosure On Notes Receivable	6,000	0
Partnership units issued for acquisition of real estate	13,100	0
Proceeds from Issuance of Unsecured Debt	953,115	0
Cash flows from operating activities:
Net income	(29,457)	(94,221)
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	152,284	79,015
Amortization of deferred loan cost and debt premium	4,769	4,831
Amortization of above and below Market Leases	(11,683)	(1,176)
Share-based Compensation	13,826	5,189
Stock-based compensation, net of capitalization	1,624	1,723
Equity in income of investments in real estate partnerships	(21,583)	(23,971)
Gain on sale of real estate, net of tax	(4,781)	(13,417)
Provision for impairment	0	(1,666)
Gain (Loss) on Extinguishment of Debt	(12,404)	0
Distribution of earnings from operations of investments in real estate partnerships	(26,271)	(26,159)
Deferred compensation expense	1,948	429
Realized and unrealized (gain) loss on investments	(1,951)	(446)
Increase (Decrease) in Restricted Cash for Operating Activities	1,228	31
Changes in assets and liabilities:
Accounts receivable, net	10,639	1,143
Straight-line rent receivables, net	(8,887)	(3,071)
Deferred leasing costs	(6,701)	(5,386)
Other assets	3,617	(1,718)
Accounts payable and other liabilities	(23,850)	(9,447)
Tenants’ security, escrow deposits and prepaid rent	1,291	(2,693)
Net cash provided by operating activities	175,842	151,297
Cash flows from investing activities:
Acquisition of operating real estate	(345)	(297,448)
Payments for Deposits on Real Estate Acquisitions	(100)	(1,500)
Payments for Merger Related Costs	(648,957)	0
Real estate development and capital improvements	(161,574)	(75,320)
Proceeds from sale of real estate investments	15,344	36,751
Payments for (Proceeds from) Loans Receivable	2,837	0
Investments in real estate partnerships	(3,064)	(3,823)
Proceeds from Equity Method Investment, Dividends or Distributions, Return of Capital	30,612	25,746
Dividends on investment securities	128	137
Acquisition of securities	(9,853)	(46,306)
Proceeds from sale of securities	10,877	45,739
Net cash used in investing activities	(769,769)	(316,024)
Cash flows from financing activities:
Net proceeds from common stock issuance	0	149,788
Proceeds from sale of treasury stock	76	904
Distributions to limited partners in consolidated partnerships, net	(5,891)	(2,214)
Distributions to exchangeable operating partnership unit holders	(264)	(154)
Dividends paid to common stockholders	(142,944)	(97,061)
Dividends paid to preferred stockholders	(4,366)	(10,531)
Proceeds from unsecured credit facilities	905,000	295,000
Repayment of unsecured credit facilities	(620,000)	(150,000)
Proceeds from notes payable	124,088	20,000
Repayments of Notes Payable	(232,839)	(41,584)
Scheduled principal payments	(4,789)	(3,062)
Payment of loan costs	(11,832)	(292)
Payments of Debt Extinguishment Costs	(12,419)	0
Net cash provided by financing activities	677,937	152,810
Payments Related to Tax Withholding for Share-based Compensation	(18,998)	(7,984)
Payments for Repurchase of Preferred Units	250,000	0
Cash and cash equivalents at beginning of the period	13,256	36,856
Cash and cash equivalents at end of the period	97,266	24,939
Net increase (decrease) in cash and cash equivalents	84,010	(11,917)
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $3,290 and $1,766 in 2017 and 2016, respectively)	43,643	44,153
Income Taxes Paid	899	0
Supplemental disclosure of non-cash transactions:
Common stock issued under dividend reinvestment plan	607	547
Contributions from limited partners in consolidated partnerships, net	286	8,420
Common stock issued for dividend reinvestment in trust	366	384
Contribution of stock awards into trust	1,372	1,488
Distribution of stock held in trust	640	4,060
Unrealized Gain (Loss) on Securities	43	37
Deconsolidation of previously consolidated partnership [Abstract]
Noncash or Part Noncash Acquisition, Debt Assumed	757,399	0
Common stock exchanged for Equity One shares	(4,471,808)	0
Partnership Interest [Member]
Real Estate Received Through Foreclosure On Notes Receivable	6,000	0
Partnership units issued for acquisition of real estate	13,100	0
Proceeds from Issuance of Unsecured Debt	953,115	0
Cash flows from operating activities:
Net income	(29,457)	(94,221)
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	152,284	79,015
Amortization of deferred loan cost and debt premium	4,769	4,831
Amortization of above and below Market Leases	(11,683)	(1,176)
Share-based Compensation	13,826	5,189
Stock-based compensation, net of capitalization	1,624	1,723
Equity in income of investments in real estate partnerships	(21,583)	(23,971)
Gain on sale of real estate, net of tax	(4,781)	(13,417)
Provision for impairment	0	(1,666)
Gain (Loss) on Extinguishment of Debt	(12,404)	0
Distribution of earnings from operations of investments in real estate partnerships	(26,271)	(26,159)
Deferred compensation expense	1,948	429
Realized and unrealized (gain) loss on investments	(1,951)	(446)
Increase (Decrease) in Restricted Cash for Operating Activities	1,228	31
Changes in assets and liabilities:
Accounts receivable, net	10,639	1,143
Straight-line rent receivables, net	(8,887)	(3,071)
Deferred leasing costs	(6,701)	(5,386)
Other assets	3,617	(1,718)
Accounts payable and other liabilities	(23,850)	(9,447)
Tenants’ security, escrow deposits and prepaid rent	1,291	(2,693)
Net cash provided by operating activities	175,842	151,297
Cash flows from investing activities:
Acquisition of operating real estate	(345)	(297,448)
Payments for Deposits on Real Estate Acquisitions	(100)	(1,500)
Payments for Merger Related Costs	(648,957)	0
Real estate development and capital improvements	(161,574)	(75,320)
Proceeds from sale of real estate investments	15,344	36,751
Payments for (Proceeds from) Loans Receivable	2,837	0
Investments in real estate partnerships	(3,064)	(3,823)
Proceeds from Equity Method Investment, Dividends or Distributions, Return of Capital	30,612	25,746
Dividends on investment securities	128	137
Acquisition of securities	(9,853)	(46,306)
Proceeds from sale of securities	10,877	45,739
Net cash used in investing activities	(769,769)	(316,024)
Cash flows from financing activities:
Net proceeds from common units issued as a result of common stock issued by Parent Company	0	149,788
Proceeds from sale of treasury stock	76	904
Distributions to limited partners in consolidated partnerships, net	(5,891)	(2,214)
Dividends paid to common stockholders	(143,208)	(97,215)
Dividends paid to preferred stockholders	(4,366)	(10,531)
Proceeds from unsecured credit facilities	905,000	295,000
Repayment of unsecured credit facilities	(620,000)	(150,000)
Proceeds from notes payable	124,088	20,000
Repayments of Notes Payable	(232,839)	(41,584)
Scheduled principal payments	(4,789)	(3,062)
Payment of loan costs	(11,832)	(292)
Payments of Debt Extinguishment Costs	(12,419)	0
Net cash provided by financing activities	677,937	152,810
Payments for Repurchase of Common Stock	(18,998)	(7,984)
Payments for Repurchase of Preferred Units	250,000	0
Cash and cash equivalents at beginning of the period	13,256	36,856
Cash and cash equivalents at end of the period	97,266	24,939
Net increase (decrease) in cash and cash equivalents	84,010	(11,917)
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $3,290 and $1,766 in 2017 and 2016, respectively)	43,643	44,153
Proceeds from Income Tax Refunds	899
Income Taxes Paid		0
Supplemental disclosure of non-cash transactions:
Common stock issued under dividend reinvestment plan	607	547
Contributions from limited partners in consolidated partnerships, net	286	8,420
Common stock issued for dividend reinvestment in trust	366	384
Contribution of stock awards into trust	1,372	1,488
Distribution of stock held in trust	640	4,060
Unrealized Gain (Loss) on Securities	43	37
Deconsolidation of previously consolidated partnership [Abstract]
Noncash or Part Noncash Acquisition, Debt Assumed	757,399	0
Units Issued to Parent Company for common stock exchanged for Equity One shares	$ (4,471,808)	$ 0

Organization and Principles of Consolidation

6 Months Ended

Jun. 30, 2017

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization and Principles of Consolidation

Organization and Significant Accounting Policies

General

Regency Centers Corporation (the “Parent Company”) began its operations as a Real Estate Investment Trust (“REIT”) in 1993 and is the general partner of Regency Centers, L.P. (the “Operating Partnership”). The Parent Company engages in the ownership, management, leasing, acquisition, and development of retail shopping centers through the Operating Partnership. The Parent Company has no other assets other than through its investment in the Operating Partnership, and its only liabilities are the unsecured notes assumed from the Equity One merger, which are co-issued and guaranteed by the Operating Partnership. The Parent Company guarantees all of the unsecured debt of the Operating Partnership.

On March 1, 2017, Regency completed its merger with Equity One, Inc. ("Equity One"), whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock owned immediately prior to the effective time of the merger, resulting in the issuance of approximately 65.5 million shares of common stock to effect the merger.

As of June 30, 2017, the Parent Company, the Operating Partnership, and their controlled subsidiaries on a consolidated basis (the "Company” or “Regency”) owned 313 retail shopping centers and held partial interests in an additional 115 retail shopping centers through unconsolidated investments in real estate partnerships (also referred to as "joint ventures" or "investment partnerships").

The consolidated financial statements reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results for the interim periods presented. These adjustments are considered to be of a normal recurring nature.

Consolidation

The Company consolidates properties that are wholly owned or properties where it owns less than 100%, but which it controls. Control is determined using an evaluation based on accounting standards related to the consolidation of voting interest entities and variable interest entities ("VIEs"). For joint ventures that are determined to be a VIE, the Company consolidates the entity where it is deemed to be the primary beneficiary. Determination of the primary beneficiary is based on whether an entity has (1) the power to direct the activities of the VIE that most significantly impact the entity's economic performance, and (2) the obligation to absorb losses of the entity that could potentially be significant to the VIE or the right to receive benefits from the entity that could potentially be significant to the VIE. The Company's determination of the primary beneficiary considers all relationships between it and the VIE, including management agreements and other contractual arrangements.

Ownership of the Operating Partnership

The Operating Partnership’s capital includes general and limited common Partnership Units. As of June 30, 2017, the Parent Company owned approximately 99.8% of the outstanding common Partnership Units of the Operating Partnership with the remaining limited Partnership Units held by third parties (“Exchangeable operating partnership units” or “EOP units”). The Parent Company serves as general partner of the Operating Partnership. The EOP unit holders have limited rights over the Operating Partnership such that they do not have the power to direct the activities of the Operating Partnership. As such, the Operating Partnership is considered a variable interest entity, and the Parent Company, which consolidates it, is the primary beneficiary. The Parent Company’s only investment is the Operating Partnership. Net income and distributions of the Operating Partnership are allocable to the general and limited common Partnership Units in accordance with their ownership percentages.

Segment Reporting

The Company's business is investing in retail shopping centers through direct ownership or through joint ventures. The Company actively manages its portfolio of retail shopping centers and may from time to time make decisions to sell lower performing properties or developments not meeting its long-term investment objectives. The proceeds from sales are reinvested into higher quality retail shopping centers, through acquisitions or new developments, which management believes will generate sustainable revenue growth and attractive returns. It is management's intent that all retail shopping centers will be owned or developed for investment purposes. The Company's revenues and net income are generated from the operation of its investment portfolio. The Company also earns fees for services provided to manage and lease retail shopping centers owned through joint ventures.

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 reviews operating and financial data for each property on an individual basis; 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.

Goodwill

Goodwill, which is included within Other assets in the accompanying Consolidated Balance Sheets, represents the excess of the purchase price consideration for the Equity One merger over the fair value of the assets acquired and liabilities assumed, and reflects expected synergies from combining Regency's and Equity One's operations. The Company accounts for goodwill in accordance with the Intangibles - Goodwill and Other Topic of the FASB ASC, and allocates its goodwill to the reporting units, which have been determined to be at the individual property level. The Company will perform an impairment evaluation of its goodwill at least annually, in November of each year. The goodwill impairment evaluation may be completed through a qualitative or quantitative approach.

Under a qualitative approach, the impairment review for goodwill consists of an assessment of whether it is more-likely-than-not that the property’s fair value is less than its carrying value. If a qualitative approach indicates it is more likely-than-not that the estimated carrying value of a property exceeds its fair value, or if the Company chooses to bypass the qualitative approach for any property, the Company will perform the quantitative approach described below.

The first step of the quantitative approach consists of estimating the fair value of each property using discounted projected future cash flows and comparing those estimated fair values with the carrying values, which include the allocated goodwill. If the estimated fair value is less than the carrying value, a second step is performed to compute the amount of the impairment, if any, by determining an implied fair value of goodwill. The determination of each property’s implied fair value of goodwill requires allocation of the estimated fair value of the property to its assets and liabilities. Any unallocated fair value represents the implied fair value of goodwill which is compared to its corresponding carrying value.

Real Estate Partnerships

As of June 30, 2017, Regency has an ownership interest in 126 properties through partnerships, of which 11 are consolidated. Our partners in these ventures include institutional investors, other real estate developers and/or operators, and individual parties who help Regency source transactions for development and investment (the "Partners" or "limited partners"). Regency has a variable interest in these entities through its equity interests. As managing member, Regency maintains the books and records and typically provides leasing and property management to the partnerships. The partners’ level of involvement varies from protective decisions (debt, bankruptcy, selling primary asset(s) of business) to involvement in approving leases, operating budgets, and capital budgets.


•	Those partnerships for which the partners only have protective rights are considered VIEs under ASC 810, Consolidation. Regency is the primary beneficiary of these VIEs as Regency has power over these partnerships and they operate primarily for the benefit of Regency. As such, Regency consolidates these entities and reports the limited partners’ interest as noncontrolling interests.

The majority of the operations of the VIEs are funded with cash flows generated by the properties, or in the case of developments, with capital contributions or third party construction loans. Regency does not provide financial support to the VIEs beyond the terms stipulated in the partnership operating agreements.


•	Those partnerships for which the partners are involved in the day to day decisions and do not have any other aspects that would cause them to be considered VIEs, are evaluated for consolidation using the voting interest model.


◦	Those partnerships in which Regency has a controlling financial interest are consolidated and the limited partners’ ownership interest and share of net income is recorded as noncontrolling interest.

◦

Those partnerships in which Regency does not have a controlling financial interest are accounted for using the equity method, and its ownership interest is recognized through single-line presentation as Investments in real estate partnerships in the Consolidated Balance Sheet, and Equity in income of investments in real estate partnerships in the Consolidated Statements of Operations. Cash distributions of earnings from operations of investments in real estate partnerships are presented in cash flows provided by operating activities in the accompanying Consolidated Statements of Cash Flows. Cash distributions from the sale of a property or loan proceeds received from the placement of debt on a property included in investments in real estate partnerships are presented in cash flows provided by investing activities in the accompanying Consolidated Statements of Cash Flows. The net difference in the carrying amount of investments in real estate partnerships and the underlying equity in net assets is either (1) accreted to income and recorded in Equity in income of investments in real estate partnerships in the accompanying Consolidated Statements of Operations over the expected useful lives of the properties and other intangible assets, which range in lives from 10 to 40 years, or (2) recognized upon sale of the underlying asset(s) or settlement of underlying liabilities, or (3) recognized at liquidation if the joint venture agreement includes a unilateral right to elect to dissolve the real estate partnership and, upon such an election, receive a distribution in-kind.

The assets of these partnerships are restricted to the use of the partnerships and cannot be used by general creditors of the Company. And similarly, the obligations of these partnerships can only be settled by the assets of these partnerships.

The major classes of assets, liabilities, and non-controlling equity interests held by the Company's VIEs, exclusive of the Operating Partnership as a whole, are as follows:



(in thousands)	June 30, 2017		December 31, 2016
Assets
Real estate assets, net	$	92,341	86,440
Cash and cash equivalents	2,957		3,444
Liabilities
Notes payable	9,774		8,175
Equity
Limited partners’ interests in consolidated partnerships	17,691		17,565

Real Estate Investments

6 Months Ended

Jun. 30, 2017

Business Combinations [Abstract]

Real Estate Investments

Acquisitions

The following table details the shopping centers acquired or land acquired or leased for development:



(in thousands)		Six months ended June 30, 2017
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
3/6/17	The Field at Commonwealth	Chantilly, VA	Development	100%	$9,500	—	—	—
3/8/17	Pinecrest Place ⁽¹⁾	Miami, FL	Development	100%	—	—	—	—
4/13/17	Mellody Farm ⁽²⁾	Chicago, IL	Development	100%	26,200	—	—
6/28/17	Concord outparcel ⁽³⁾	Miami, FL	Operating	100%	350	—	—	—
					$36,050	—	—	—
⁽¹⁾ The Company leased 10.67 acres for a ground up development.
⁽²⁾ The Operating Partnership issued 195,732 partnership units valued at $13.1 million as partial consideration for the purchase price.
⁽³⁾ The Company purchased a 0.67 acre vacant outparcel adjacent to the Company's existing operating Concord Shopping Plaza.

(in thousands)		Six months ended June 30, 2016
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
2/22/16	Garden City Park	Garden City Park, NY	Operating	100%	$17,300	—	10,171	2,940
3/4/16	The Market at Springwoods Village⁽¹⁾	Houston, TX	Development	53%	$17,994	—	—	—
5/16/16	Market Common Clarendon	Arlington, VA	Operating	100%	$280,500	—	15,428	15,662
Total property acquisitions					$315,794	—	25,599	18,602
⁽¹⁾ Regency acquired a 53% controlling interest in the Market at Springwoods Village partnership to develop a shopping center on land contributed by the partner. As a result of consolidation, the Company recorded the partner's non-controlling interest of $8.4 million in Limited partners' interests in consolidated partnerships in the accompanying Consolidated Balance Sheets.

Equity One Merger

General

On March 1, 2017, Regency completed its merger with Equity One, a NYSE shopping center company, whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock owned immediately prior to the effective time of the merger resulting in approximately 65.5 million shares being issued to effect the merger.

The following table provides the components that make up the total purchase price for the Equity One merger:



(in thousands, except stock price)	Purchase Price
Shares of common stock issued for merger	65,379
Closing stock price on March 1, 2017	$	68.40
Value of common stock issued for merger	$	4,471,808
Debt repaid	716,278
Other cash payments	5,019
Total purchase price	$	5,193,105

As part of the merger, Regency acquired 121 properties, including 8 properties held through co-investment partnerships. The consolidated net assets and results of operations of Equity One are included in the consolidated financial statements from the closing date, March 1, 2017, going forward and resulted in the following impact to Revenues and Net income attributable to common stockholders for the three and six months ended June 30, 2017:



		June 30, 2017
(in thousands)		Three months ended	Six months ended
Increase in total revenues	$	100,864	135,813
Increase in net income attributable to common stockholders		23,695	29,464

The Company incurred $4.7 million and $74.4 million of merger-related transaction costs during the three and six months ended June 30, 2017, respectively, which are recorded in Other operating expenses in the accompanying Consolidated Statements of Operations. There were no such merger costs incurred during the same periods of 2016 .

Provisional Purchase Price Allocation of Merger

The Equity One merger has been accounted for using the acquisition method of accounting in accordance with ASC 805, Business Combinations, which requires, among other things, that the assets acquired and liabilities assumed be recognized at their acquisition date fair values.

The following table summarizes the provisional purchase price allocation based on the Company's initial valuation, including estimates and assumptions of the acquisition date fair value of the tangible and intangible assets acquired and liabilities assumed:



(in thousands)	Preliminary Purchase Price Allocation
Land	$	3,019,448
Building and improvements	2,651,506
Properties in development	70,179
Properties held for sale	19,600
Investments in unconsolidated real estate partnerships	103,566
Real estate assets	5,864,299
Cash, accounts receivable and other assets	112,271
Intangible assets	463,882
Goodwill	246,619
Total assets acquired	6,687,071

Notes payable	757,399
Accounts payable, accrued expenses, and other liabilities	120,616
Lease intangible liabilities	615,951
Total liabilities assumed	1,493,966

Total purchase price	$	5,193,105

The acquired assets and assumed liabilities of an acquired operating property generally include, but are not limited to: land, buildings and improvements, identified tangible and intangible assets and liabilities associated with in-place leases, including tenant improvements, leasing costs, value of above-market and below-market leases, and value of acquired in-place leases. This methodology included estimating an “as-if vacant” fair value of the physical property, which includes land, building, and improvements and also determined the estimated fair value of identifiable intangible assets and liabilities, considering the following categories: (i) value of in-place leases, and (ii) above and below-market value of in-place leases. The excess of the purchase price consideration over the fair value of assets acquired and liabilities assumed resulted in goodwill in the business combination, which reflects expected synergies from combining Regency's and Equity One's operations. The goodwill is not expected to be deductible for tax purposes.

The provisional fair market value of the acquired operating properties is based on a valuation prepared by Regency with assistance of a third party valuation specialist. The third party used stabilized NOI and market specific capitalization and discount rates as the primary inputs in determining the fair value of the real estate assets. Management reviewed the inputs used by the third party specialist as well as the allocation of the purchase price to ensure reasonableness and that the procedures were performed in accordance with management's policy. Management and the third party valuation specialist have prepared their provisional fair value estimates for each of the operating properties acquired, but are still in process of reviewing all of the underlying inputs and assumptions; therefore, the purchase price and its allocation, in its entirety, are not yet complete as of the date of this filing. Once the purchase price and allocation are complete, an adjustment to the purchase price or allocation may occur.

The allocation of the purchase price is based on management’s assessment, which may change in the future as more information becomes available. Subsequent adjustments made to the purchase price allocation upon completion of the Company's fair value assessment process will not exceed one year. The allocation of the purchase price described above requires a significant amount of judgment and represents management's best estimate of the fair value as of the acquisition date.

The following table details the provisional weighted average amortization and net accretion periods, in years, of the major classes of intangible assets and intangible liabilities arising from the Equity One merger:



(in years)		Weighted Average Amortization Period
Assets:
In-place leases		10.0
Above-market leases		8.9
Below-market ground leases		52.3
Liabilities:
Acquired lease intangible liabilities		22.6

Pro forma Information

The following unaudited pro forma financial data includes the incremental revenues, operating expenses, depreciation and amortization, and costs of the Equity One acquisition as if it had occurred on January 1, 2016:



		Pro forma (Unaudited)
		Three months ended June 30,			Six months ended June 30,
(in thousands, except per share data)		2017		2016	2017	2016
Total revenues		$	261,314	251,107	526,488	501,149
Income (loss) from operations	⁽¹⁾	56,435		42,409	123,832	(9,029	)
Net income (loss) attributable to common stockholders	⁽¹⁾	54,624		36,596	109,434	(20,416	)
Income (loss) per common share - basic		$	0.32	0.22	0.64	(0.13	)
Income (loss) per common share - diluted		0.32		0.22	0.64	(0.12	)
⁽¹⁾The pro forma earnings for the three and six months ended June 30, 2017, were adjusted to exclude $4.7 million and $97.3 million of merger costs, respectively, while 2016 pro forma earnings were adjusted to include all merger costs during the first quarter of 2016.

The pro forma financial data is not necessarily indicative of what the actual results of operations would have been assuming the transaction had been completed as set forth above, nor does it purport to represent the results of operations for future periods.

- Definition

The entire disclosure for certain real estate investment financial statements, real estate investment trust operating support agreements, real estate owned, retail land sales, time share transactions, as well as other real estate related disclosures.

+ References + Details

Property Dispositions

6 Months Ended

Jun. 30, 2017

Discontinued Operations and Disposal Groups [Abstract]

Property Dispositions

Dispositions

The following table provides a summary of shopping centers and land parcels disposed of:



	Three months ended June 30,						Six months ended June 30,
(in thousands)	2017			2016			2017			2016
Net proceeds from sale of real estate investments	$	13,481		$	4,384		$	15,230		$	38,705		⁽¹⁾
Gain on sale of real estate, net of tax	$	4,366		$	548		$	4,781		$	13,417
Provision for impairment of real estate sold	$	—		$	—		$	—		$	(1,666	)
Number of operating properties sold	1			1			1			4
Number of land parcels sold	5			5			7			10
Percent interest sold	100		%	100		%	100		%	100		%
⁽¹⁾ Includes cash deposits received in the previous year.

- Definition

The entire disclosure 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://www.xbrl.org/2003/role/presentationRef
-Publisher FASB
-Name Accounting Standards Codification
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-SubTopic 20
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Reference 2: http://www.xbrl.org/2003/role/presentationRef
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Reference 3: http://www.xbrl.org/2003/role/presentationRef
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-Name Accounting Standards Codification
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Reference 4: http://www.xbrl.org/2003/role/presentationRef
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+ Details

Notes Payable and Unsecured Credit Facilities

6 Months Ended

Jun. 30, 2017

Debt Disclosure [Abstract]

Notes Payable and Unsecured Credit Facilities

The Company’s outstanding debt consisted of the following:



(in thousands)	Weighted Average Contractual Rate	Weighted Average Effective Rate	June 30, 2017			December 31, 2016
Notes payable:
Fixed rate mortgage loans	4.9%	4.2%	$	500,447		384,786
Variable rate mortgage loans	2.4%	2.6%	119,085		⁽¹⁾	86,969
Fixed rate unsecured public and private debt	4.2%	4.7%	2,325,463			892,170
Total notes payable			2,944,995			1,363,925
Unsecured credit facilities:
Line of Credit (the "Line") ⁽²⁾	1.9%	2.0%	—			15,000
Term loans	2.4%	2.5%	563,031			263,495
Total unsecured credit facilities			563,031			278,495
Total debt outstanding			$	3,508,026		1,642,420

⁽¹⁾ Includes five mortgages, whose interest rates vary on LIBOR based formulas. Three of these variable rate loans have interest rate swaps in place to fix the interest rates at a range of 2.8% to 4.07%
⁽²⁾ Weighted average effective and contractual rate for the Line is calculated based on a fully drawn Line balance.

During January 2017, the Company issued $650.0 million of senior unsecured public notes as follows:


•	$300.0 million of 4.4% senior unsecured public notes due in 2047, which priced at 99.110%. The Company used the net proceeds to redeem all of the outstanding shares of its $250 million 6.625% Series 6 preferred stock on February 16, 2017 and to pay down the balance of the Line.


•	$350.0 million of 3.6% senior unsecured public notes due in 2027, which priced at 99.741%. The Company used the net proceeds to repay a $250.0 million Equity One term loan upon the effective date of the merger and to pay merger related transaction costs.

During June 2017, the Company issued an additional $300.0 million under the same terms as the January offering noted above as follows:


•	$125.0 million of 4.4% senior unsecured public notes due in 2047, which priced at 100.784%, whose proceeds will be used to redeem all of the outstanding shares of its $75.0 million 6.000% Series 7 preferred stock on August 23, 2017, with the balance used to pay down the Line.


•	$175.0 million of 3.6% senior unsecured public notes due in 2027, which priced at 100.379%, with proceeds used to retire $112.0 million of mortgage loans with interest rates ranging from 7.0% to 7.8% on various properties, with the balance used to pay down the Line.

The Company completed the following additional debt transactions in connection with the Equity One merger:


•	Increased the size of its Line commitment to $1.0 billion with an accordion feature permitting the Company to request an increase in the facility of up to an additional $500 million.

•

Completed a $300 million unsecured term loan that matures on December 2, 2020 with the option to prepay at par anytime prior to maturity without penalty. The interest rate on the term loan is equal to LIBOR plus a ratings based margin; however, the Company entered into interest rate swaps to fix the interest rate on the the entire $300 million with a weighted average interest rate of 1.824% (see note 5). The proceeds of the term loan were used to repay a $300 million Equity One term loan that came due as a result of the merger.


•	Assumed $300 million of senior unsecured public notes with an interest rate of 3.75% maturing in 2022.


•	Assumed $200 million of the senior unsecured private placement notes issued in two $100 million tranches with interest rates of 3.81% and 3.91%, respectively, maturing in 2026.


•	Assumed $226.3 million of fixed rate mortgage loans with interest rates ranging from 3.76% to 7.94%, and assumed a $27.8 million variable rate mortgage loan whose interest rate varies with LIBOR.

The public and private unsecured notes assumed from Equity One have covenants that are similar to the Company's existing debt covenants described in Regency's latest Form 10-K.

As of June 30, 2017, scheduled principal payments and maturities on notes payable and unsecured credit facilities were as follows:



(in thousands)	June 30, 2017
Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities ⁽¹⁾		Total
2017	$	5,372	—	—		5,372
2018	10,641		139,976	—		150,617
2019	10,948		13,216	—		24,164
2020	11,122		51,580	450,000		512,702
2021	11,426		38,998	250,000		300,424
Beyond 5 Years	48,674		266,182	2,215,000		2,529,856
Unamortized debt premium/(discount) and issuance costs	—		11,397	(26,506	)	(15,109	)
Total	$	98,183	521,349	2,888,494		3,508,026

⁽¹⁾ Includes unsecured public debt and unsecured credit facilities.

The Company has $140.0 million of mortgage loans maturing through 2018, which it currently intends to refinance if held with a co-investment partner or pay off if wholly owned. The Company has sufficient capacity on its Line to repay this maturing debt, all of which is in the form of non-recourse mortgage loans.

The Company was in compliance as of June 30, 2017 with the financial and other covenants under its unsecured public and private placement debt and unsecured credit facilities.

Subsequent Event

Subsequent to June 30, 2017, the Company successfully solicited consents from over 96% of the holders of its $300.0 million aggregate principal amount of 3.75% senior unsecured public notes to amend certain provisions of the indenture governing the notes which terminated guarantees provided by certain subsidiaries of the Operating Partnership. The amendments to the indenture became effective on July 28, 2017, upon payment of the consent fee of $1.50 per $1,000 principal amount of the unsecured public notes for which consents were delivered.

Derivatives

6 Months Ended

Jun. 30, 2017

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Financial Instruments

The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets:



							Fair Value
	(in thousands)						Assets (Liabilities)⁽¹⁾
	Effective Date	Maturity Date	Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	June 30, 2017			December 31, 2016
	6/2/17	6/2/27	$	37,500	1 Month LIBOR with Floor	2.366%	$	(497	)	(580	)
	4/3/17	12/2/20	300,000		1 Month LIBOR with Floor	1.824%	(1,167		)	—
	8/1/16	1/5/22	265,000		1 Month LIBOR with Floor	1.053%	8,979			9,889
	4/7/16	4/1/23	20,000		1 Month LIBOR	1.303%	641			720
	12/1/16	11/1/23	33,000		1 Month LIBOR	1.490%	879			1,013
Total derivative financial instruments							$	8,835		11,042

(1) Derivative 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 use derivatives for trading or speculative purposes and, as of June 30, 2017, does not have any derivatives that are not designated as hedges. The Company has master netting agreements; however, the Company does not have multiple derivatives subject to a single master netting agreement with the same counterparties. Therefore, none are offset in the accompanying Consolidated Balance Sheets.

The effective portion of changes in the fair value of derivatives designated and qualifying as cash flow hedges is recorded in Accumulated other comprehensive income (loss) ("AOCI") and subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. The ineffective portion of the change in fair value of the derivatives is recognized directly in earnings within Interest expense, in the accompanying Consolidated Statements of Operations.

The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements:



Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)
	Three months ended June 30,						Three months ended June 30,
(in thousands)	2017			2016			2017			2016
Interest rate swaps	$	(3,805	)	(9,846	)	Interest expense	$	(3,071	)	(2,500	)

Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)
	Six months ended June 30,						Six months ended June 30,
(in thousands)	2017			2016			2017			2016
Interest rate swaps	$	(3,873	)	(26,631	)	Interest expense	$	(5,726	)	(4,952	)

As of June 30, 2017, the Company expects $9.8 million of net deferred losses on derivative instruments in Accumulated other comprehensive loss, including the Company's share from its Investments in real estate partnerships, to be reclassified into earnings during the next 12 months. Included in the reclassification is $8.4 million which is related to previously settled swaps on the Company's ten year fixed rate unsecured loans.

- 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

Fair Value Measurements

6 Months Ended

Jun. 30, 2017

Fair Value Disclosures [Abstract]

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 for the following:



	June 30, 2017				December 31, 2016
(in thousands)	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	13,332	13,223		$	10,481	10,380
Financial liabilities:
Notes payable	$	2,944,995	$	2,988,426	$	1,363,925	1,435,000
Unsecured credit facilities	$	563,031	$	565,000	$	278,495	279,700

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, 2017 and December 31, 2016, respectively. These fair value measurements maximize the use of observable inputs. 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.

The following methods and assumptions were used to estimate the fair value of these financial instruments:

Notes Receivable

The fair value of the Company's Notes receivable is estimated by calculating the present value of future contractual cash flows discounted at interest rates available for notes of the same terms and maturities, adjusted for counter-party specific credit risk. The fair value of Notes receivable was determined primarily using Level 3 inputs of the fair value hierarchy, which considered counter-party credit risk and collateral risk of the underlying property securing the note receivable.

Notes Payable

The fair value of the Company's unsecured debt is estimated based on the quoted market prices for the same or similar issues or on the current rates offered to the Company for debt of the same remaining maturities. The fair value of the unsecured debt was determined using Level 2 inputs of the fair value hierarchy.

The fair value of the Company's mortgage notes payable is estimated by discounting future cash flows of each instrument at rates that reflect the current market rates available to the Company for debt of the same terms and maturities. Fixed rate loans assumed in connection with real estate acquisitions are recorded in the accompanying consolidated financial statements at fair value at the time the property is acquired. The fair value of the mortgage notes payable was determined using Level 2 inputs of the fair value hierarchy.

Unsecured Credit Facilities

The fair value of the Company's Unsecured credit facilities is estimated based on the interest rates currently offered to the Company by financial institutions. The fair value of the credit facilities was determined using Level 2 inputs of the fair value hierarchy.

The following interest rate ranges were used by the Company to estimate the fair value of its financial instruments:



	June 30, 2017		December 31, 2016
	Low	High	Low	High
Notes receivable	7.3%	7.3%	7.2%	7.2%
Notes payable	3.1%	4.1%	2.9%	3.9%
Unsecured credit facilities	2.0%	2.0%	1.5%	1.6%

(b) Fair Value Measurements

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

Trading Securities Held in Trust

The Company has investments in marketable securities, which are assets of the non-qualified deferred compensation plan ("NQDCP"), that are classified as trading securities held in trust on the accompanying Consolidated Balance Sheets. The fair value of the Trading securities held in trust was determined using quoted prices in active markets, which are considered Level 1 inputs of the fair value hierarchy. Changes in the value of trading securities are recorded within net investment (income) loss from deferred compensation plan in the accompanying Consolidated Statements of Operations.

Available-for-Sale Securities

Available-for-sale securities consist of investments in certificates of deposit and corporate bonds, and are recorded at fair value using matrix pricing methods to estimate fair value, which are considered Level 2 inputs of the fair value hierarchy. Unrealized gains or losses on these 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 that are measured at fair value on a recurring basis:



	Fair Value Measurements as of June 30, 2017
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	29,839		29,839	—		—
Available-for-sale securities	7,009			—	7,009		—
Interest rate derivatives	10,499			—	10,499		—
Total	$	47,347		29,839	17,508		—

Liabilities:
Interest rate derivatives	$	(1,664	)	—	(1,664	)	—



	Fair Value Measurements as of December 31, 2016
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	28,588		28,588	—		—
Available-for-sale securities	7,420			—	7,420		—
Interest rate derivatives	11,622			—	11,622		—
Total	$	47,630		28,588	19,042		—

Liabilities:
Interest rate derivatives	$	(580	)	—	(580	)	—

- 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 + Details

Equity and Capital

6 Months Ended

Jun. 30, 2017

Equity and Capital [Abstract]

Equity and Capital

Preferred Stock of the Parent Company

Redemption:

The Parent Company redeemed all of the issued and outstanding shares of its $250 million 6.625% Series 6 cumulative redeemable preferred stock on February 16, 2017. The redemption price of $25.21 per share included accrued and unpaid dividends, resulting in an aggregate amount being paid of $252.0 million. The funds used to redeem the Series 6 preferred stock were provided by the $300 million 30 year senior unsecured debt offering completed in January 2017, as discussed in note 4.

Subsequent Event:

On July 13, 2017, the Company announced that it will redeem all of the issued and outstanding shares of its $75 million 6% Series 7 cumulative redeemable preferred stock on August 23, 2017. The redemption price of $25.22 per share includes accrued and unpaid dividends resulting in an aggregate amount to be paid of $75.7 million. The Company intends to use proceeds from its senior unsecured notes issued in June 2017 to fund the redemption, as discussed in note 4.

Common Stock of the Parent Company

Issuances:

At the Market ("ATM") Program

The Company's ATM equity offering program authorizes the Parent Company to sell up to $500 million of common stock at prices determined by the market at the time of sale. As of June 30, 2017, $500 million of common stock remained available for issuance under this ATM equity program.

There were no shares issued under the ATM equity program during the three months ended June 30, 2017 or 2016, or during the six months ended June 30, 2017. The following table presents the shares that were issued under the ATM equity program during the six months ended June 30, 2016:



	Six months ended June 30,
(dollar amounts are in thousands, except price per share data)	2016
Shares issued ⁽¹⁾	182,787
Weighted average price per share	$	68.85
Gross proceeds	$	12,584
Commissions	$	157
⁽¹⁾ Reflects shares traded in December and settled in January.

Forward Equity Offering

In March 2016, the Parent Company entered into a forward sale agreement (the "Forward Equity Offering") to issue 3.10 million shares of its common stock at an offering price of $75.25 per share before any underwriting discount and offering expenses.

In June 2016, the Parent Company partially settled its forward equity offering by delivering 1.85 million shares of newly issued common stock thereby receiving $137.5 million of net proceeds which were used to repay the Line. The remaining 1.25 million shares must be settled under the forward sale agreement prior to December 27, 2017.

Equity One merger

On March 1, 2017, Regency completed its merger with Equity One, whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock that they owned immediately prior to the effective time of the Merger resulting in approximately 65.5 million shares being issued to effect the merger.

Common Units of the Operating Partnership

Issuances:

Common units were issued to the Parent Company in relation to the Parent Company's issuance of common stock, as discussed above.

In April 2017, the Operating Partnership issued 195,732 limited partner units, valued at $13.1 million, as partial purchase price consideration for the acquisition of land to be developed.

Accumulated Other Comprehensive Loss ("AOCI")

The following tables present changes in the balances of each component of AOCI:



	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2015	$	(58,650	)	(43	)	(58,693	)	(785	)	—	(785	)	(59,478	)
Other comprehensive income before reclassifications	(26,256		)	37		(26,219	)	(375	)	—	(375	)	(26,594	)
Amounts reclassified from accumulated other comprehensive income	4,874			—		4,874		78		—	78		4,952
Current period other comprehensive income, net	(21,382		)	37		(21,345	)	(297	)	—	(297	)	(21,642	)
Balance as of June 30, 2016	$	(80,032	)	(6	)	(80,038	)	(1,082	)	—	(1,082	)	(81,120	)

	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2016	$	(18,327	)	(19	)	(18,346	)	(301	)	—	(301	)	(18,647	)
Other comprehensive income before reclassifications	(3,770		)	43		(3,727	)	(103	)	—	(103	)	(3,830	)
Amounts reclassified from accumulated other comprehensive income	5,638			—		5,638		88		—	88		5,726
Current period other comprehensive income, net	1,868			43		1,911		(15	)	—	(15	)	1,896
Balance as of June 30, 2017	$	(16,459	)	24		(16,435	)	(316	)	—	(316	)	(16,751	)

The following represents amounts reclassified out of AOCI into income:



AOCI Component	Amount Reclassified from AOCI into income						Affected Line Item(s) Where Net Income is Presented
	Three months ended June 30,			Six months ended June 30,
(in thousands)	2017		2016	2017		2016
Interest rate swaps	$	3,071	2,500	$	5,726	4,952	Interest expense and Loss on derivative instruments

- Definition

The entire disclosure for shareholders' equity comprised of portions attributable to the parent entity and noncontrolling interest, including other comprehensive income. Includes, but is not limited to, balances of common stock, preferred stock, additional paid-in capital, other capital and retained earnings, accumulated balance for each classification of other comprehensive income and amount of comprehensive income.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef
-Publisher FASB
-Name Accounting Standards Codification
-Topic 310
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-Section S99
-Paragraph 4
-Subparagraph (SAB Topic 4.E)
-URI http://asc.fasb.org/extlink&oid=27010918&loc=d3e74567-122707

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-Name Accounting Standards Codification
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-Paragraph 1
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-Name Accounting Standards Codification
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-Name Accounting Standards Codification
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Reference 14: http://www.xbrl.org/2003/role/presentationRef
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-Name Accounting Standards Codification
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-URI http://asc.fasb.org/extlink&oid=6521494

Reference 15: http://www.xbrl.org/2003/role/presentationRef
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+ Details

Stock-Based Compensation	6 Months Ended
Stock-Based Compensation	Jun. 30, 2017
Disclosure of Compensation Related Costs, Share-based Payments [Abstract]
Stock-Based Compensation	Stock-Based Compensation During six months ended June 30, 2017, the Company granted 231,065 shares of restricted stock with a weighted-average grant-date fair value of $71.93 per share. The Company records stock-based compensation expense within General and administrative expenses in the accompanying Consolidated Statements of Operations.

- Definition

The entire disclosure for compensation-related costs for equity-based compensation, which may include disclosure of policies, compensation plan details, allocation of equity compensation, incentive distributions, equity-based arrangements to obtain goods and services, deferred compensation arrangements, employee stock ownership plan details and employee stock purchase plan details.

+ References + Details

Non-Qualified Deferred Compensation Plan

6 Months Ended

Jun. 30, 2017

Compensation and Retirement Disclosure [Abstract]

Non-Qualified Deferred Compensation Plan

Non-Qualified Deferred Compensation Plan ("NQDCP")

The Company maintains a NQDCP which allows select employees and directors to defer part or all of their cash bonus, director fees, and vested restricted stock awards. All contributions into the participants' accounts are fully vested upon contribution to the NQDCP and are deposited in a Rabbi trust.

The following table reflects the balances of the assets held in the Rabbi trust and related participant account obligations in the accompanying Consolidated Balance Sheets, excluding Regency stock:



(in thousands)	June 30, 2017		December 31, 2016
Assets:
Trading securities held in trust	$	29,839	28,588
Liabilities:
Accounts payable and other liabilities	$	29,511	28,214

Earnings per Share and Unit

6 Months Ended

Jun. 30, 2017

Earnings per Share and Unit [Abstract]

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)	2017		2016	2017		2016
Numerator:
Income from operations attributable to common stockholders - basic	$	48,368	34,810	$	15,144	82,687
Income from operations attributable to common stockholders - diluted	$	48,368	34,810	$	15,144	82,687
Denominator:
Weighted average common shares outstanding for basic EPS	170,088		97,657	148,610		97,588
Weighted average common shares outstanding for diluted EPS ⁽¹⁾	170,420		98,218	148,930		98,075

Income per common share – basic	$	0.28	0.36	$	0.10	0.85
Income per common share – diluted	$	0.28	0.35	$	0.10	0.84
⁽¹⁾ Includes the dilutive impact of unvested restricted stock and shares issuable under the forward equity offering using the treasury stock method.

Income allocated to noncontrolling interests of the Operating Partnership has been excluded from the numerator and exchangeable Operating Partnership units have been omitted from the denominator for the purpose of computing diluted earnings per share since the effect of including these amounts in the numerator and denominator would have no impact. Weighted average exchangeable Operating Partnership units outstanding for the six months ended June 30, 2017 and 2016 were 238,987 and 154,170, respectively.

Operating Partnership Earnings per Unit

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



	Three months ended June 30,			Six months ended June 30,
(in thousands, except per share data)	2017		2016	2017		2016
Numerator:
Income from operations attributable to common unit holders - basic	$	48,472	34,874	$	15,229	82,837
Income from operations attributable to common unit holders - diluted	$	48,472	34,874	$	15,229	82,837
Denominator:
Weighted average common units outstanding for basic EPU	170,410		97,811	148,849		97,742
Weighted average common units outstanding for diluted EPU ⁽¹⁾	170,742		98,372	149,169		98,229

Income per common unit – basic	$	0.28	0.36	$	0.10	0.85
Income per common unit – diluted	$	0.28	0.35	$	0.10	0.84
⁽¹⁾ Includes the dilutive impact of unvested restricted stock and the forward equity offering using the treasury stock method.

Commitments and Contingencies	6 Months Ended
Commitments and Contingencies	Jun. 30, 2017
Commitments and Contingencies Disclosure [Abstract]
Commitments and Contingencies	Commitments and Contingencies Litigation The Company is involved in litigation on a number of matters and is subject to certain claims, which arise in the normal course of business, none of which, in the opinion of management, is 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. After the announcement of the merger agreement with Equity One on November 14, 2016, a putative class action was filed on behalf of a purported stockholder in the Circuit Court for Duval County, Florida, under the following caption: Robert Garfield on Behalf of Himself and All Others Similarly Situated vs. Regency Centers Corporation, Martin E. Stein, Jr., John C. Schweitzer, Raymond L. Bank, Bryce Blair, C. Ronald Blankenship, J. Dix Druce, Jr., Mary Lou Fiala, David P. O'Connor, and Thomas G. Wattles, No. 16-2017-CA-000688-XXXX-MA, filed February 3, 2017. The class action alleged, among other matters, that the definitive joint proxy statement/prospectus filed by Regency and Equity One with the Securities and Exchange Commission (the “SEC”) on January 24, 2017 (the “Joint Proxy Statement/Prospectus”) omitted certain material information in connection with the merger. The complainant sought various remedies, including injunctive relief to prevent the consummation of the merger unless certain allegedly material information was disclosed and sought compensatory and rescissory damages in the event the merger was consummated without such disclosures. On February 17, 2017, the defendants entered into a stipulation of settlement with respect to the class action, pursuant to which the parties agreed, among other things, that Regency would make certain supplemental disclosures. The supplemental disclosures were made by Regency in the Current Report on Form 8-K filed by Regency with the SEC on February 17, 2017. The stipulation of settlement remains subject to court approval. Environmental The Company is also subject to numerous environmental laws and regulations as they apply to real estate pertaining to chemicals used by the dry cleaning industry, the existence of asbestos in older shopping centers, and underground petroleum storage tanks. 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 the shopping centers have revealed all potential environmental contaminants or liabilities, that any previous owner, occupant or tenant did not create any material environmental condition not known to it, 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, or that changes in applicable environmental laws and regulations or their interpretation will not result in additional environmental liability to the Company. Letters of Credit The Company has the right to issue letters of credit under the Line up to an amount not to exceed $50.0 million, which reduces the credit availability under the Line. These letters of credit are primarily issued as collateral on behalf of its captive insurance program and to facilitate the construction of development projects. As of June 30, 2017 and December 31, 2016, the Company had $5.9 million and $5.8 million, respectively, in letters of credit outstanding.

Organization and Principles of Consolidation (Policies)

6 Months Ended

Jun. 30, 2017

Jun. 30, 2016

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Goodwill and Intangible Assets, Goodwill, Policy [Policy Text Block]

Goodwill

New Accounting Pronouncements and Changes in Accounting Principles [Text Block]

Recent Accounting Pronouncements

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



Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
Recently adopted:
ASU 2016-09, March 2016, Compensation-Stock Compensation (Topic 718): Improvements to Employee Share-Based Payment Accounting	This ASU affects entities that issue share-based payment awards to their employees. The ASU is designed to simplify several aspects of accounting for share-based payment award transactions including income tax consequences, classification of awards as either equity or liabilities, an option to recognize stock compensation forfeitures as they occur, and changes to classification on the statement of cash flows.	January 2017	The adoption of this standard resulted in the reclassification of income taxes withheld on share-based awards out of operating activities into financing activities on the Statement of Cash Flows. As retrospective application was required for this component of the ASU, $8.0 million was reclassified on the Statements of Cash Flows for the six months ended June 30, 2016.
Not yet adopted:
ASU 2017-01 January 2017, Business Combinations (Topic 805): Clarifying the Definition of a Business	The amendments in this update provide a screen to determine when an integrated set of assets and activities, collectively referred to as a "set", is not a business. The screen requires that when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets, the set is not a business. If the screen is not met, the amendments in this update (1) require that to be considered a business, a set must include, at a minimum, an input and a substantive process that together significantly contribute to the ability to create output and (2) remove the evaluation of whether a market participant could replace missing elements. The amendments provide a framework to assist entities in evaluating whether both an input and a substantive process are present. Early adoption is permitted.	July 2017	The Company expects this standard to change the treatment of individual operating properties from being considered a business to being considered an asset. This change will result in acquisition costs being capitalized as part of the asset acquisition, whereas current treatment has them recognized in earnings in the period incurred. The Company will adopt this standard effective July 1, 2017.

ASU 2016-01, January 2016, Financial Instruments—Overall (Subtopic 825-10): Recognition and Measurement of Financial Assets and Financial Liabilities	The standard amends the guidance to classify equity securities with readily-determinable fair values into different categories and requires equity securities to be measured at fair value with changes in the fair value recognized through net income. Equity investments accounted for under the equity method are not included in the scope of this amendment. Early adoption of this amendment is not permitted.	January 2018	The Company does not expect the adoption and implementation of this standard to have a material impact on its results of operations, financial condition or cash flows.

ASU 2016-15, August 2016, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments	The standard will make eight targeted changes to how cash receipts and cash payments are presented and classified in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The ASU is consistent with the Company's current treatment and the Company does not expect the adoption and implementation of this standard to have an impact on its cash flow statement.

ASU 2016-18, November 2016, Statement of Cash Flows (Topic 230): Restricted Cash	This ASU requires entities to show the changes in the total of cash, cash equivalents, restricted cash, and restricted cash equivalents in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The Company is evaluating the alternative methods of adoption and does not expect the adoption to have a material impact on its Statements of Cash Flows.



Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
ASU 2016-02, February 2016, Leases (Topic 842)	The standard amends the existing accounting standards for lease accounting, including requiring lessees to recognize most leases on their balance sheets. It also makes targeted changes to lessor accounting, including a change to the treatment of initial direct leasing costs, which no longer considers fixed internal leasing salaries as capitalizable costs. Early adoption of this standard is permitted to coincide with adoption of ASU 2014-09. The standard requires a modified retrospective transition approach for all leases existing at, or entered into after, the date of initial application, with an option to use certain transition relief.	January 2019	The Company is evaluating the impact this standard will have on its financial statements and related disclosures. Upon adoption, the Company will recognize right of use assets and corresponding lease obligations for its office and ground leases. Capitalization of internal leasing salaries and legal costs will no longer be permitted upon the adoption of this standard, which will result in an increase in Total operating expenses in the Consolidated Statements of Operations in the period of adoption and prospectively. Historic capitalization of internal leasing salaries was $5.0 million and $10.5 million during the six months ended June 30, 2017 and the year ended December 31, 2016, respectively. Historic capitalization of legal costs was $0.5 million and $0.7 million during the six months ended June 30, 2017 and the year ended December 31, 2016, respectively, including our pro rata share recognized through Equity in income of investments in real estate partnerships.

ASU 2016-13, June 2016, Financial Instruments—Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments	The amendments in this update replace the incurred loss impairment methodology in current GAAP with a methodology that reflects expected credit losses and requires consideration of a broader range of reasonable and supportable information to inform credit loss estimates. This ASU applies to how the Company determines its allowance for doubtful accounts on tenant receivables.	January 2020	The Company is evaluating the alternative methods of adoption and the impact it will have on its financial statements and related disclosures.

ASU 2017-04, January 2017, Intangibles - Goodwill and Other (Topic 350): Simplifying the Test for Goodwill Impairment	This amendment in this update simplifies how an entity tests goodwill for impairment by eliminating Step 2 from the goodwill impairment test. Step 2 measures a goodwill impairment loss by comparing the implied fair value of a reporting unit's goodwill with the carrying amount of that goodwill. Instead, under this update, the Company will perform its annual, or interim, goodwill impairment test by comparing the fair value of a reporting unit with its carrying amount. The Company would then recognize an impairment charge for the amount by which the carrying amount exceeds the reporting unit's fair value, not to exceed the total amount of goodwill allocated to that reporting unit.	January 2020	The Company is evaluating the impact of early adoption and the effect this ASU will have on its financial statements and related disclosures.

Consolidation, Variable Interest Entity, Policy [Policy Text Block]

Real Estate Partnerships


•	Those partnerships for which the partners only have protective rights are considered VIEs under ASC 810, Consolidation. Regency is the primary beneficiary of these VIEs as Regency has power over these partnerships and they operate primarily for the benefit of Regency. As such, Regency consolidates these entities and reports the limited partners’ interest as noncontrolling interests.


•	Those partnerships for which the partners are involved in the day to day decisions and do not have any other aspects that would cause them to be considered VIEs, are evaluated for consolidation using the voting interest model.


◦	Those partnerships in which Regency has a controlling financial interest are consolidated and the limited partners’ ownership interest and share of net income is recorded as noncontrolling interest.

◦

Consolidation, Policy [Policy Text Block]

Consolidation

Ownership of the Operating Partnership

- Definition

The entire disclosure of changes in accounting principles, including adoption of new accounting pronouncements, that describes the new methods, amount and effects on financial statement line items.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef
-Publisher FASB
-Name Accounting Standards Codification
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Reference 2: http://www.xbrl.org/2003/role/presentationRef
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-Name Accounting Standards Codification
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+ Details

Organization and Principles of Consolidation Variable Interest Entities (Tables)

6 Months Ended

Jun. 30, 2017

Variable Interest Entity [Line Items]

Schedule of Variable Interest Entities [Table Text Block]

The major classes of assets, liabilities, and non-controlling equity interests held by the Company's VIEs, exclusive of the Operating Partnership as a whole, are as follows:



(in thousands)	June 30, 2017		December 31, 2016
Assets
Real estate assets, net	$	92,341	86,440
Cash and cash equivalents	2,957		3,444
Liabilities
Notes payable	9,774		8,175
Equity
Limited partners’ interests in consolidated partnerships	17,691		17,565

- 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

Organization and Principles of Consolidation Recent Accounting Pronouncements (Tables)

6 Months Ended

Jun. 30, 2017

Accounting Changes and Error Corrections [Abstract]

Schedule of New Accounting Pronouncements and Changes in Accounting Principles [Table Text Block]

Recent Accounting Pronouncements

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



Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
Recently adopted:
ASU 2016-09, March 2016, Compensation-Stock Compensation (Topic 718): Improvements to Employee Share-Based Payment Accounting	This ASU affects entities that issue share-based payment awards to their employees. The ASU is designed to simplify several aspects of accounting for share-based payment award transactions including income tax consequences, classification of awards as either equity or liabilities, an option to recognize stock compensation forfeitures as they occur, and changes to classification on the statement of cash flows.	January 2017	The adoption of this standard resulted in the reclassification of income taxes withheld on share-based awards out of operating activities into financing activities on the Statement of Cash Flows. As retrospective application was required for this component of the ASU, $8.0 million was reclassified on the Statements of Cash Flows for the six months ended June 30, 2016.
Not yet adopted:
ASU 2017-01 January 2017, Business Combinations (Topic 805): Clarifying the Definition of a Business	The amendments in this update provide a screen to determine when an integrated set of assets and activities, collectively referred to as a "set", is not a business. The screen requires that when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets, the set is not a business. If the screen is not met, the amendments in this update (1) require that to be considered a business, a set must include, at a minimum, an input and a substantive process that together significantly contribute to the ability to create output and (2) remove the evaluation of whether a market participant could replace missing elements. The amendments provide a framework to assist entities in evaluating whether both an input and a substantive process are present. Early adoption is permitted.	July 2017	The Company expects this standard to change the treatment of individual operating properties from being considered a business to being considered an asset. This change will result in acquisition costs being capitalized as part of the asset acquisition, whereas current treatment has them recognized in earnings in the period incurred. The Company will adopt this standard effective July 1, 2017.

ASU 2016-01, January 2016, Financial Instruments—Overall (Subtopic 825-10): Recognition and Measurement of Financial Assets and Financial Liabilities	The standard amends the guidance to classify equity securities with readily-determinable fair values into different categories and requires equity securities to be measured at fair value with changes in the fair value recognized through net income. Equity investments accounted for under the equity method are not included in the scope of this amendment. Early adoption of this amendment is not permitted.	January 2018	The Company does not expect the adoption and implementation of this standard to have a material impact on its results of operations, financial condition or cash flows.

ASU 2016-15, August 2016, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments	The standard will make eight targeted changes to how cash receipts and cash payments are presented and classified in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The ASU is consistent with the Company's current treatment and the Company does not expect the adoption and implementation of this standard to have an impact on its cash flow statement.

ASU 2016-18, November 2016, Statement of Cash Flows (Topic 230): Restricted Cash	This ASU requires entities to show the changes in the total of cash, cash equivalents, restricted cash, and restricted cash equivalents in the statement of cash flows. Early adoption is permitted on a retrospective basis.	January 2018	The Company is evaluating the alternative methods of adoption and does not expect the adoption to have a material impact on its Statements of Cash Flows.



Standard	Description	Date of adoption	Effect on the financial statements or other significant matters
ASU 2016-02, February 2016, Leases (Topic 842)	The standard amends the existing accounting standards for lease accounting, including requiring lessees to recognize most leases on their balance sheets. It also makes targeted changes to lessor accounting, including a change to the treatment of initial direct leasing costs, which no longer considers fixed internal leasing salaries as capitalizable costs. Early adoption of this standard is permitted to coincide with adoption of ASU 2014-09. The standard requires a modified retrospective transition approach for all leases existing at, or entered into after, the date of initial application, with an option to use certain transition relief.	January 2019	The Company is evaluating the impact this standard will have on its financial statements and related disclosures. Upon adoption, the Company will recognize right of use assets and corresponding lease obligations for its office and ground leases. Capitalization of internal leasing salaries and legal costs will no longer be permitted upon the adoption of this standard, which will result in an increase in Total operating expenses in the Consolidated Statements of Operations in the period of adoption and prospectively. Historic capitalization of internal leasing salaries was $5.0 million and $10.5 million during the six months ended June 30, 2017 and the year ended December 31, 2016, respectively. Historic capitalization of legal costs was $0.5 million and $0.7 million during the six months ended June 30, 2017 and the year ended December 31, 2016, respectively, including our pro rata share recognized through Equity in income of investments in real estate partnerships.

ASU 2016-13, June 2016, Financial Instruments—Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments	The amendments in this update replace the incurred loss impairment methodology in current GAAP with a methodology that reflects expected credit losses and requires consideration of a broader range of reasonable and supportable information to inform credit loss estimates. This ASU applies to how the Company determines its allowance for doubtful accounts on tenant receivables.	January 2020	The Company is evaluating the alternative methods of adoption and the impact it will have on its financial statements and related disclosures.

ASU 2017-04, January 2017, Intangibles - Goodwill and Other (Topic 350): Simplifying the Test for Goodwill Impairment	This amendment in this update simplifies how an entity tests goodwill for impairment by eliminating Step 2 from the goodwill impairment test. Step 2 measures a goodwill impairment loss by comparing the implied fair value of a reporting unit's goodwill with the carrying amount of that goodwill. Instead, under this update, the Company will perform its annual, or interim, goodwill impairment test by comparing the fair value of a reporting unit with its carrying amount. The Company would then recognize an impairment charge for the amount by which the carrying amount exceeds the reporting unit's fair value, not to exceed the total amount of goodwill allocated to that reporting unit.	January 2020	The Company is evaluating the impact of early adoption and the effect this ASU will have on its financial statements and related disclosures.

- Definition

Tabular disclosure of changes in accounting principles, including adoption of new accounting pronouncements, that describes the new methods, amount and effects on financial statement line items.

+ References

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-Publisher FASB
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+ Details

Real Estate Investments (Tables)

6 Months Ended

Jun. 30, 2017

Business Combinations [Abstract]

Schedule of Finite-Lived Intangible Assets Acquired as Part of Business Combination [Table Text Block]



(in years)		Weighted Average Amortization Period
Assets:
In-place leases		10.0
Above-market leases		8.9
Below-market ground leases		52.3
Liabilities:
Acquired lease intangible liabilities		22.6

Business Acquisition, Pro Forma Information [Table Text Block]

The consolidated net assets and results of operations of Equity One are included in the consolidated financial statements from the closing date, March 1, 2017, going forward and resulted in the following impact to Revenues and Net income attributable to common stockholders for the three and six months ended June 30, 2017:



		June 30, 2017
(in thousands)		Three months ended	Six months ended
Increase in total revenues	$	100,864	135,813
Increase in net income attributable to common stockholders		23,695	29,464

Pro forma Information



		Pro forma (Unaudited)
		Three months ended June 30,			Six months ended June 30,
(in thousands, except per share data)		2017		2016	2017	2016
Total revenues		$	261,314	251,107	526,488	501,149
Income (loss) from operations	⁽¹⁾	56,435		42,409	123,832	(9,029	)
Net income (loss) attributable to common stockholders	⁽¹⁾	54,624		36,596	109,434	(20,416	)
Income (loss) per common share - basic		$	0.32	0.22	0.64	(0.13	)
Income (loss) per common share - diluted		0.32		0.22	0.64	(0.12	)
⁽¹⁾The pro forma earnings for the three and six months ended June 30, 2017, were adjusted to exclude $4.7 million and $97.3 million of merger costs, respectively, while 2016 pro forma earnings were adjusted to include all merger costs during the first quarter of 2016.

Schedule of business acquisitions

The following table provides the components that make up the total purchase price for the Equity One merger:



(in thousands, except stock price)	Purchase Price
Shares of common stock issued for merger	65,379
Closing stock price on March 1, 2017	$	68.40
Value of common stock issued for merger	$	4,471,808
Debt repaid	716,278
Other cash payments	5,019
Total purchase price	$	5,193,105

The following table details the shopping centers acquired or land acquired or leased for development:



(in thousands)		Six months ended June 30, 2017
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
3/6/17	The Field at Commonwealth	Chantilly, VA	Development	100%	$9,500	—	—	—
3/8/17	Pinecrest Place ⁽¹⁾	Miami, FL	Development	100%	—	—	—	—
4/13/17	Mellody Farm ⁽²⁾	Chicago, IL	Development	100%	26,200	—	—
6/28/17	Concord outparcel ⁽³⁾	Miami, FL	Operating	100%	350	—	—	—
					$36,050	—	—	—
⁽¹⁾ The Company leased 10.67 acres for a ground up development.
⁽²⁾ The Operating Partnership issued 195,732 partnership units valued at $13.1 million as partial consideration for the purchase price.
⁽³⁾ The Company purchased a 0.67 acre vacant outparcel adjacent to the Company's existing operating Concord Shopping Plaza.

(in thousands)		Six months ended June 30, 2016
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
2/22/16	Garden City Park	Garden City Park, NY	Operating	100%	$17,300	—	10,171	2,940
3/4/16	The Market at Springwoods Village⁽¹⁾	Houston, TX	Development	53%	$17,994	—	—	—
5/16/16	Market Common Clarendon	Arlington, VA	Operating	100%	$280,500	—	15,428	15,662
Total property acquisitions					$315,794	—	25,599	18,602
⁽¹⁾ Regency acquired a 53% controlling interest in the Market at Springwoods Village partnership to develop a shopping center on land contributed by the partner. As a result of consolidation, the Company recorded the partner's non-controlling interest of $8.4 million in Limited partners' interests in consolidated partnerships in the accompanying Consolidated Balance Sheets.



(in thousands)	Preliminary Purchase Price Allocation
Land	$	3,019,448
Building and improvements	2,651,506
Properties in development	70,179
Properties held for sale	19,600
Investments in unconsolidated real estate partnerships	103,566
Real estate assets	5,864,299
Cash, accounts receivable and other assets	112,271
Intangible assets	463,882
Goodwill	246,619
Total assets acquired	6,687,071

Notes payable	757,399
Accounts payable, accrued expenses, and other liabilities	120,616
Lease intangible liabilities	615,951
Total liabilities assumed	1,493,966

Total purchase price	$	5,193,105

Property Dispositions (Tables)

6 Months Ended

Jun. 30, 2017

Discontinued Operations and Disposal Groups [Abstract]

Schedule of properties disposed of

The following table provides a summary of shopping centers and land parcels disposed of:



	Three months ended June 30,						Six months ended June 30,
(in thousands)	2017			2016			2017			2016
Net proceeds from sale of real estate investments	$	13,481		$	4,384		$	15,230		$	38,705		⁽¹⁾
Gain on sale of real estate, net of tax	$	4,366		$	548		$	4,781		$	13,417
Provision for impairment of real estate sold	$	—		$	—		$	—		$	(1,666	)
Number of operating properties sold	1			1			1			4
Number of land parcels sold	5			5			7			10
Percent interest sold	100		%	100		%	100		%	100		%
⁽¹⁾ Includes cash deposits received in the previous year.

- 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.

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+ Details

Notes Payable and Unsecured Credit Facilities (Tables)

6 Months Ended

Jun. 30, 2017

Debt Disclosure [Abstract]

Schedule of Debt [Table Text Block]

The Company’s outstanding debt consisted of the following:



(in thousands)	Weighted Average Contractual Rate	Weighted Average Effective Rate	June 30, 2017			December 31, 2016
Notes payable:
Fixed rate mortgage loans	4.9%	4.2%	$	500,447		384,786
Variable rate mortgage loans	2.4%	2.6%	119,085		⁽¹⁾	86,969
Fixed rate unsecured public and private debt	4.2%	4.7%	2,325,463			892,170
Total notes payable			2,944,995			1,363,925
Unsecured credit facilities:
Line of Credit (the "Line") ⁽²⁾	1.9%	2.0%	—			15,000
Term loans	2.4%	2.5%	563,031			263,495
Total unsecured credit facilities			563,031			278,495
Total debt outstanding			$	3,508,026		1,642,420

⁽¹⁾ Includes five mortgages, whose interest rates vary on LIBOR based formulas. Three of these variable rate loans have interest rate swaps in place to fix the interest rates at a range of 2.8% to 4.07%
⁽²⁾ Weighted average effective and contractual rate for the Line is calculated based on a fully drawn Line balance.

Schedule of maturities of long-term debt

As of June 30, 2017, scheduled principal payments and maturities on notes payable and unsecured credit facilities were as follows:



(in thousands)	June 30, 2017
Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities ⁽¹⁾		Total
2017	$	5,372	—	—		5,372
2018	10,641		139,976	—		150,617
2019	10,948		13,216	—		24,164
2020	11,122		51,580	450,000		512,702
2021	11,426		38,998	250,000		300,424
Beyond 5 Years	48,674		266,182	2,215,000		2,529,856
Unamortized debt premium/(discount) and issuance costs	—		11,397	(26,506	)	(15,109	)
Total	$	98,183	521,349	2,888,494		3,508,026

⁽¹⁾ Includes unsecured public debt and unsecured credit facilities.

Derivatives (Tables)

6 Months Ended

Jun. 30, 2017

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Instruments, Gain (Loss) [Table Text Block]

The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements:



Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)
	Three months ended June 30,						Three months ended June 30,
(in thousands)	2017			2016			2017			2016
Interest rate swaps	$	(3,805	)	(9,846	)	Interest expense	$	(3,071	)	(2,500	)

Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)
	Six months ended June 30,						Six months ended June 30,
(in thousands)	2017			2016			2017			2016
Interest rate swaps	$	(3,873	)	(26,631	)	Interest expense	$	(5,726	)	(4,952	)

Schedule of derivative instruments

The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets:



							Fair Value
	(in thousands)						Assets (Liabilities)⁽¹⁾
	Effective Date	Maturity Date	Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	June 30, 2017			December 31, 2016
	6/2/17	6/2/27	$	37,500	1 Month LIBOR with Floor	2.366%	$	(497	)	(580	)
	4/3/17	12/2/20	300,000		1 Month LIBOR with Floor	1.824%	(1,167		)	—
	8/1/16	1/5/22	265,000		1 Month LIBOR with Floor	1.053%	8,979			9,889
	4/7/16	4/1/23	20,000		1 Month LIBOR	1.303%	641			720
	12/1/16	11/1/23	33,000		1 Month LIBOR	1.490%	879			1,013
Total derivative financial instruments							$	8,835		11,042

(1) Derivative 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.

Fair Value Measurements (Tables)

6 Months Ended

Jun. 30, 2017

Fair Value Disclosures [Abstract]

Summary of balance sheet fair values



	June 30, 2017				December 31, 2016
(in thousands)	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	13,332	13,223		$	10,481	10,380
Financial liabilities:
Notes payable	$	2,944,995	$	2,988,426	$	1,363,925	1,435,000
Unsecured credit facilities	$	563,031	$	565,000	$	278,495	279,700

Fair Value, Interest rate ranges [Table Text Block]

The following interest rate ranges were used by the Company to estimate the fair value of its financial instruments:



	June 30, 2017		December 31, 2016
	Low	High	Low	High
Notes receivable	7.3%	7.3%	7.2%	7.2%
Notes payable	3.1%	4.1%	2.9%	3.9%
Unsecured credit facilities	2.0%	2.0%	1.5%	1.6%

Summary of assets measured on recurring basis

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



	Fair Value Measurements as of June 30, 2017
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	29,839		29,839	—		—
Available-for-sale securities	7,009			—	7,009		—
Interest rate derivatives	10,499			—	10,499		—
Total	$	47,347		29,839	17,508		—

Liabilities:
Interest rate derivatives	$	(1,664	)	—	(1,664	)	—



	Fair Value Measurements as of December 31, 2016
(in thousands)				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets:	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	28,588		28,588	—		—
Available-for-sale securities	7,420			—	7,420		—
Interest rate derivatives	11,622			—	11,622		—
Total	$	47,630		28,588	19,042		—

Liabilities:
Interest rate derivatives	$	(580	)	—	(580	)	—

Equity and Capital (Tables)

6 Months Ended

Jun. 30, 2017

Equity and Capital [Abstract]

Summary of shares issued under ATM equity programs

The following table presents the shares that were issued under the ATM equity program during the six months ended June 30, 2016:



	Six months ended June 30,
(dollar amounts are in thousands, except price per share data)	2016
Shares issued ⁽¹⁾	182,787
Weighted average price per share	$	68.85
Gross proceeds	$	12,584
Commissions	$	157
⁽¹⁾ Reflects shares traded in December and settled in January.

Summary of accumulated other comprehensive loss

The following tables present changes in the balances of each component of AOCI:



	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2015	$	(58,650	)	(43	)	(58,693	)	(785	)	—	(785	)	(59,478	)
Other comprehensive income before reclassifications	(26,256		)	37		(26,219	)	(375	)	—	(375	)	(26,594	)
Amounts reclassified from accumulated other comprehensive income	4,874			—		4,874		78		—	78		4,952
Current period other comprehensive income, net	(21,382		)	37		(21,345	)	(297	)	—	(297	)	(21,642	)
Balance as of June 30, 2016	$	(80,032	)	(6	)	(80,038	)	(1,082	)	—	(1,082	)	(81,120	)

	Controlling Interest							Noncontrolling Interest					Total
(in thousands)	Cash Flow Hedges			Unrealized gain (loss) on Available-For-Sale Securities		AOCI		Cash Flow Hedges		Unrealized gain (loss) on Available-For-Sale Securities	AOCI		AOCI
Balance as of December 31, 2016	$	(18,327	)	(19	)	(18,346	)	(301	)	—	(301	)	(18,647	)
Other comprehensive income before reclassifications	(3,770		)	43		(3,727	)	(103	)	—	(103	)	(3,830	)
Amounts reclassified from accumulated other comprehensive income	5,638			—		5,638		88		—	88		5,726
Current period other comprehensive income, net	1,868			43		1,911		(15	)	—	(15	)	1,896
Balance as of June 30, 2017	$	(16,459	)	24		(16,435	)	(316	)	—	(316	)	(16,751	)

Schedule of amounts reclassified out of accumulated other comprehensive loss

The following represents amounts reclassified out of AOCI into income:



AOCI Component	Amount Reclassified from AOCI into income						Affected Line Item(s) Where Net Income is Presented
	Three months ended June 30,			Six months ended June 30,
(in thousands)	2017		2016	2017		2016
Interest rate swaps	$	3,071	2,500	$	5,726	4,952	Interest expense and Loss on derivative instruments

Non-Qualified Deferred Compensation Plan (Tables)

6 Months Ended

Jun. 30, 2017

Compensation and Retirement Disclosure [Abstract]

Deferred Compensation Arrangement with Individual Disclosure, Postretirement Benefits [Table Text Block]

The following table reflects the balances of the assets held in the Rabbi trust and related participant account obligations in the accompanying Consolidated Balance Sheets, excluding Regency stock:



(in thousands)	June 30, 2017		December 31, 2016
Assets:
Trading securities held in trust	$	29,839	28,588
Liabilities:
Accounts payable and other liabilities	$	29,511	28,214

Earnings per Share and Unit (Tables)

6 Months Ended

Jun. 30, 2017

Parent Company [Member]

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)	2017		2016	2017		2016
Numerator:
Income from operations attributable to common stockholders - basic	$	48,368	34,810	$	15,144	82,687
Income from operations attributable to common stockholders - diluted	$	48,368	34,810	$	15,144	82,687
Denominator:
Weighted average common shares outstanding for basic EPS	170,088		97,657	148,610		97,588
Weighted average common shares outstanding for diluted EPS ⁽¹⁾	170,420		98,218	148,930		98,075

Income per common share – basic	$	0.28	0.36	$	0.10	0.85
Income per common share – diluted	$	0.28	0.35	$	0.10	0.84
⁽¹⁾ Includes the dilutive impact of unvested restricted stock and shares issuable under the forward equity offering using the treasury stock method.

Partnership Interest [Member]

Schedule of earnings per share

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



	Three months ended June 30,			Six months ended June 30,
(in thousands, except per share data)	2017		2016	2017		2016
Numerator:
Income from operations attributable to common unit holders - basic	$	48,472	34,874	$	15,229	82,837
Income from operations attributable to common unit holders - diluted	$	48,472	34,874	$	15,229	82,837
Denominator:
Weighted average common units outstanding for basic EPU	170,410		97,811	148,849		97,742
Weighted average common units outstanding for diluted EPU ⁽¹⁾	170,742		98,372	149,169		98,229

Income per common unit – basic	$	0.28	0.36	$	0.10	0.85
Income per common unit – diluted	$	0.28	0.35	$	0.10	0.84
⁽¹⁾ Includes the dilutive impact of unvested restricted stock and the forward equity offering using the treasury stock method.

Organization and Principles of Consolidation (Details) shares in Millions	6 Months Ended
	Jun. 30, 2017 retail_shopping_center shares
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Document Period End Date	Jun. 30, 2017
Operations commenced date	Dec. 31, 1993
Wholly Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	313
Unconsolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	115
Partially Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	126
Consolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	11
Parent Company [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Conversion of Stock, Conversion Ratio	0.45
Shares of common stock issued for merger (in shares) \| shares	65.5
Ownership percentage of outstanding common partnership units	99.80%
Minimum [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Equity Method Investment, Accretion Period	10 years
Maximum [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Equity Method Investment, Accretion Period	40 years

Organization and Principles of Consolidation Variable Interest Entities (Details) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2017	Dec. 31, 2016
Variable Interest Entity [Line Items]
Document Period End Date	Jun. 30, 2017
Variable Interest Entity, Consolidated, Carrying Amount, Liabilities	$ 9,774	$ 8,175
Noncontrolling Interest in Variable Interest Entity	17,691	17,565
Real Estate [Member]
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Assets	92,341	86,440
Cash and Cash Equivalents [Member]
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Assets	$ 2,957	$ 3,444

Organization and Principles of Consolidation Recent Accounting Pronouncements (Details) - USD ($) $ in Thousands	Jun. 30, 2017	Jun. 30, 2016
Accounting Standards Update 2016-09 [Member]
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
New Accounting Pronouncement or Change in Accounting Principle, Cumulative Effect of Change on Equity or Net Assets		$ 8,000,000
Salaries expense [Member] \| Accounting Standards Update 2016-02 [Member] [Member]
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
New Accounting Pronouncement or Change in Accounting Principle, Cumulative Effect of Change on Equity or Net Assets	$ 5,000,000	10,500,000
Legal expense [Member] \| Accounting Standards Update 2016-02 [Member] [Member]
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
New Accounting Pronouncement or Change in Accounting Principle, Cumulative Effect of Change on Equity or Net Assets	$ 500,000	$ 700,000

- Definition

Amount of cumulative effect of the change in accounting principle or new accounting pronouncement on retained earnings or other components of equity or net assets in the statement of financial position as of the beginning of the earliest period presented.

+ References + Details

Real Estate Investments Business Acquisitions (Details) shares in Thousands		3 Months Ended	6 Months Ended
	Mar. 01, 2017 USD ($) property shares	Jun. 30, 2017 USD ($)	Jun. 30, 2017 USD ($) shares	Jun. 30, 2016 USD ($)
Business Acquisition [Line Items]
Purchase Price			$ 36,050,000	$ 315,794,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities		$ 0	$ 0	$ 0
Concord Outparcel [Member]
Business Acquisition [Line Items]
Date Purchased			Jun. 28, 2017
Property Name			Concord outparcel (3)
City/State			Miami, FL
Business Acquisition, Percentage of Voting Interests Acquired		100.00%	100.00%
Purchase Price			$ 350,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities		$ 0	0
Intangible assets		$ 0	$ 0
Mellody Farm [Member]
Business Acquisition [Line Items]
Date Purchased			Apr. 13, 2017
Property Name			Mellody Farm (2)
City/State			Chicago, IL
Business Acquisition, Percentage of Voting Interests Acquired		100.00%	100.00%
Purchase Price			$ 26,200,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities		$ 0	0
Market Common Clarendon [Member]
Business Acquisition [Line Items]
Date Purchased				May 16, 2016
Property Name				Market Common Clarendon
City/State				Arlington, VA
Business Acquisition, Percentage of Voting Interests Acquired				100.00%
Purchase Price				$ 280,500,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities				$ 0
Equity One Inc. [Member]
Business Acquisition [Line Items]
Number of real estate properties acquired \| property	121
Shares of common stock issued for merger (in shares) \| shares	65,379
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities	$ 1,493,966,000
Intangible assets	$ 463,882,000
Business Combination, Pro Forma Information, Revenue of Acquiree since Acquisition Date, Actual		$ 100,864,000	$ 135,813,000
Garden City [Member]
Business Acquisition [Line Items]
Date Purchased			Mar. 06, 2017
Property Name			The Field at Commonwealth
City/State			Chantilly, VA
Business Acquisition, Percentage of Voting Interests Acquired		100.00%	100.00%
Purchase Price			$ 9,500,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities		$ 0	$ 0
The Market at Springwoods Village [Member]
Business Acquisition [Line Items]
Date Purchased				Mar. 04, 2016
Property Name				The Market at Springwoods Village (1)
City/State				Houston, TX
Business Acquisition, Percentage of Voting Interests Acquired				53.00%
Purchase Price				$ 17,994,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities				$ 0
Pinecrest Place [Member] [Member]
Business Acquisition [Line Items]
Date Purchased			Mar. 08, 2017
Property Name			Pinecrest Place (1)
City/State			Miami, FL
Business Acquisition, Percentage of Voting Interests Acquired		100.00%	100.00%
Purchase Price			$ 0
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities		$ 0	$ 0
Garden City [Member]
Business Acquisition [Line Items]
Date Purchased				Feb. 22, 2016
Property Name				Garden City Park
City/State				Garden City Park, NY
Business Acquisition, Percentage of Voting Interests Acquired				100.00%
Purchase Price				$ 17,300,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities				0
Parent Company [Member]
Business Acquisition [Line Items]
Conversion of Stock, Conversion Ratio			0.45
Shares of common stock issued for merger (in shares) \| shares			65,500
Partially Owned Properties [Member] \| Equity One Inc. [Member]
Business Acquisition [Line Items]
Number of real estate properties acquired \| property	8
Off-Market Favorable Lease [Member]
Business Acquisition [Line Items]
Intangible assets		0	$ 0	25,599,000
Off-Market Favorable Lease [Member] \| Mellody Farm [Member]
Business Acquisition [Line Items]
Intangible assets		0	0
Off-Market Favorable Lease [Member] \| Market Common Clarendon [Member]
Business Acquisition [Line Items]
Intangible assets				15,428,000
Off-Market Favorable Lease [Member] \| Garden City [Member]
Business Acquisition [Line Items]
Intangible assets		0	0
Off-Market Favorable Lease [Member] \| The Market at Springwoods Village [Member]
Business Acquisition [Line Items]
Intangible assets				0
Off-Market Favorable Lease [Member] \| Pinecrest Place [Member] [Member]
Business Acquisition [Line Items]
Intangible assets		0	0
Off-Market Favorable Lease [Member] \| Garden City [Member]
Business Acquisition [Line Items]
Intangible assets				10,171,000
Off-Market Lease, Unfavorable [Member]
Business Acquisition [Line Items]
Intangible assets		0	0	18,602,000
Off-Market Lease, Unfavorable [Member] \| Mellody Farm [Member]
Business Acquisition [Line Items]
Intangible assets
Off-Market Lease, Unfavorable [Member] \| Market Common Clarendon [Member]
Business Acquisition [Line Items]
Intangible assets				15,662,000
Off-Market Lease, Unfavorable [Member] \| Garden City [Member]
Business Acquisition [Line Items]
Intangible assets		0	0
Off-Market Lease, Unfavorable [Member] \| The Market at Springwoods Village [Member]
Business Acquisition [Line Items]
Intangible assets				0
Off-Market Lease, Unfavorable [Member] \| Pinecrest Place [Member] [Member]
Business Acquisition [Line Items]
Intangible assets		$ 0	$ 0
Off-Market Lease, Unfavorable [Member] \| Garden City [Member]
Business Acquisition [Line Items]
Intangible assets				$ 2,940,000

Real Estate Investments Business Acquisitions, Pro Forma Information (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016	Mar. 01, 2017
Business Acquisition, Pro Forma Information [Line Items]
Business Combination, Transaction Costs	$ 4,700		$ 74,400
Business Acquisition, Pro Forma Revenue	261,314	$ 251,107	526,488	$ 501,149
Business Acquisition, Pro Forma Income (Loss) from Continuing Operations, Net of Tax	56,435	42,409	123,832	(9,029)
Business Acquisition, Pro Forma Net Income (Loss)	$ 54,624	$ 36,596	$ 109,434	$ (20,416)
Business Acquisition, Pro Forma Earnings Per Share, Basic	$ 0.0032	$ 0.0022	$ 0.0064	$ (0.0013)
Business Acquisition, Pro Forma Earnings Per Share, Diluted	$ 0.0032	$ 0.0022	$ 0.0064	$ (0.0012)
Equity One Inc. [Member]
Business Acquisition, Pro Forma Information [Line Items]
Business Combination, Pro Forma Information, Revenue of Acquiree since Acquisition Date, Actual	$ 100,864		$ 135,813
Business Combination, Pro Forma Information, Expenses of Acquiree since Acquisition Date, Actual	$ 23,695
Land					$ 3,019,448
Business Acquisition, Pro Forma Net Income (Loss)			$ 29,464

Real Estate Investments Acquired Finite-Lived Intangibles Acquired as Part of a Business Combination (Details)	Mar. 01, 2017
Acquired Lease Intangible Liabilities [Member] \| Equity One Inc. [Member]
Acquired Finite-Lived Intangible Assets [Line Items]
Weighted Average Accretion Period of Intangible Liabilities	22 years 7 months 13 days

Real Estate Investments Total Purchase Price (Details) - Equity One Inc. [Member] $ / shares in Units, shares in Thousands, $ in Thousands	Mar. 01, 2017 USD ($) $ / shares shares
Business Acquisition [Line Items]
Shares of common stock issued for merger (in shares) \| shares	65,379
Closing stock price (in usd per share) \| $ / shares	$ 68.40
Value of common stock issued for merger	$ 4,471,808
Debt repaid	716,278
Other cash payments	5,019
Total purchase price	$ 5,193,105

Real Estate Investments Assets Acquired and Liabilities Assumed (Details) - USD ($) $ in Thousands	Jun. 30, 2017	Mar. 01, 2017	Jun. 30, 2016
Business Acquisition [Line Items]
Total liabilities assumed	$ 0		$ 0
Equity One Inc. [Member]
Business Acquisition [Line Items]
Land		$ 3,019,448
Building and improvements		2,651,506
Properties in development		70,179
Properties held for sale		19,600
Investments in unconsolidated real estate partnerships		103,566
Real estate assets		5,864,299
Cash, accounts receivable and other assets		112,271
Intangible assets		463,882
Business Combination, Recognized Identifiable Assets Acquired, Goodwill, and Liabilities Assumed, Net		246,619
Total assets acquired		6,687,071
Notes payable		757,399
Accounts payable, accrued expenses, and other liabilities		120,616
Lease intangible liabilities		615,951
Total liabilities assumed		1,493,966
Total purchase price		$ 5,193,105

Property Dispositions (Details) $ in Thousands	3 Months Ended		6 Months Ended
Property Dispositions (Details) $ in Thousands	Jun. 30, 2017 USD ($) property	Jun. 30, 2016 USD ($) property	Jun. 30, 2017 USD ($) property	Jun. 30, 2016 USD ($) property
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Document Fiscal Year Focus			2017
Proceeds from sale of real estate investments	$ 13,481	$ 4,384	$ 15,230	$ 38,705
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	4,366	548	4,781	13,417
Provision for impairment	$ 0	$ 0	$ 0	$ (1,666)
Wholly Owned Properties [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Limited Liability Company (LLC) or Limited Partnership (LP), Managing Member or General Partner, Ownership Interest	100.00%	100.00%	100.00%	100.00%
Parent Company [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Proceeds from sale of real estate investments			$ 15,344	$ 36,751
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	$ 4,366	$ 548	4,781	13,417
Revenues	261,305	152,412	457,436	302,041
Operating expenses	180,568	99,567	381,021	195,444
Provision for impairment	$ 0	$ 0	$ 0	$ (1,666)
Operating Segments [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	4
Land [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of Real Estate Properties Sold \| property	5	5	7	10

Notes Payable and Unsecured Credit Facilities (Details) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Dec. 31, 2016
Maturities of Long-term Debt [Abstract]
2017	$ 5,372
2018	150,617
2019	24,164
2020	512,702
2021	300,424
Beyond 5 Years	2,529,856
Unamortized debt premium/(discount) and issuance costs	(15,109)
Long-term Debt	3,508,026		$ 1,642,420
Fixed Rate Mortgage Loans [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt	500,447		384,786
Notes Payable to Banks [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt	2,944,995		1,363,925
Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	563,031		278,495
Maturities of Long-term Debt [Abstract]
Long-term Debt	2,325,463		892,170
Line of Credit [Member] \| Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	0		15,000
Term Loan [Member] \| Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	$ 563,031		263,495
Minimum [Member] \| Mortgages [Member]
Maturities of Long-term Debt [Abstract]
Debt Instrument, Interest Rate, Stated Percentage	7.00%
Maximum [Member] \| Mortgages [Member]
Maturities of Long-term Debt [Abstract]
Debt Instrument, Interest Rate, Stated Percentage	7.80%
Parent Company [Member]
Debt Instrument [Line Items]
Repayments of Notes Payable	$ 232,839	$ 41,584
Scheduled Principal Payments [Member] \| Mortgages [Member]
Maturities of Long-term Debt [Abstract]
2017	5,372
2018	10,641
2019	10,948
2020	11,122
2021	11,426
Beyond 5 Years	48,674
Unamortized debt premium/(discount) and issuance costs	0
Long-term Debt	98,183
Mortgage Loan Maturities [Member] \| Mortgages [Member]
Maturities of Long-term Debt [Abstract]
2017	0
2018	139,976
2019	13,216
2020	51,580
2021	38,998
Beyond 5 Years	266,182
Unamortized debt premium/(discount) and issuance costs	11,397
Long-term Debt	521,349
Unsecured Maturities [Member] \| Unsecured Debt [Member]
Maturities of Long-term Debt [Abstract]
2017	0
2018	0
2019	0
2020	450,000
2021	250,000
Beyond 5 Years	2,215,000
Unamortized debt premium/(discount) and issuance costs	(26,506)
Long-term Debt	2,888,494
London Interbank Offered Rate (LIBOR) [Member] \| Variable Rate Mortgage Loans [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt	119,085		$ 86,969
Derivative @ 1.30250% 20.0M [Member]
Debt Instrument [Line Items]
Derivative, Notional Amount	$ 20,000
Contractual Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	1.90%
Contractual Rate [Member] \| Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.90%
Contractual Rate [Member] \| Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.43%
Contractual Rate [Member] \| Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.20%
Contractual Rate [Member] \| Term Loan [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.40%
Effective Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.00%
Effective Rate [Member] \| Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.20%
Effective Rate [Member] \| Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.63%
Effective Rate [Member] \| Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.70%
Effective Rate [Member] \| Term Loan [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.50%

Notes Payable and Unsecured Credit Facilities Weighted Average Debt Rates (Details)	Jun. 30, 2017
Effective Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.00%
Effective Rate [Member] \| Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.63%
Effective Rate [Member] \| Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.70%
Effective Rate [Member] \| Term Loan [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.50%
Contractual Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	1.90%
Contractual Rate [Member] \| Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.43%
Contractual Rate [Member] \| Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.20%
Contractual Rate [Member] \| Term Loan [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	2.40%

Notes Payable and Unsecured Credit Facilities Narrative (Details)			4 Months Ended	6 Months Ended
	Mar. 01, 2017 USD ($) tranche	Feb. 16, 2017 USD ($)	Jun. 30, 2017 USD ($)	Jun. 30, 2017 USD ($)	Jun. 30, 2016 USD ($)	Jan. 31, 2017 USD ($)
Debt Instrument [Line Items]
Long-term Debt, Maturities, Repayments of Principal in Year Two			$ 150,617,000	$ 150,617,000
2017			5,372,000	5,372,000
Senior Notes [Member] \| Total notes issued in January [Member]
Debt Instrument [Line Items]
Face amount						$ 650,000,000.0
Senior Notes [Member] \| Notes Due February 1, 2047 [Member]
Debt Instrument [Line Items]
Face amount						300,000,000
Senior Notes [Member] \| Total notes issued in June [Member]
Debt Instrument [Line Items]
Face amount			$ 300,000,000.0	$ 300,000,000.0
Senior Notes [Member] \| Notes Maturing 2022 [Member]
Debt Instrument [Line Items]
Percentage of debt instrument holders giving consent			96.00%	96.00%
Face amount			$ 300,000,000.0	$ 300,000,000.0
Stated rate			3.75%	3.75%
Consent fee per $1000 in principal			$ 1.50	$ 1.50
Term Loans [Member] \| Notes Due December 2, 2020 [Member]
Debt Instrument [Line Items]
Face amount	$ 300,000,000
Interest rate floor	1.824%
Series 6 [Member]
Debt Instrument [Line Items]
Preferred Stock, Redemption Value		$ 250,000,000
Preferred Stock, Dividend Rate, Percentage		6.625%
Equity One Inc. [Member] \| Senior Notes [Member] \| Notes Maturing 2022 [Member]
Debt Instrument [Line Items]
Stated rate	3.75%
Debt assumed in acquisition	$ 300,000,000
Equity One Inc. [Member] \| Senior Notes [Member] \| Private Placement Notes Maturing 2026 [Member]
Debt Instrument [Line Items]
Debt assumed in acquisition	$ 200,000,000
Number of tranches \| tranche	2
Tranche value	$ 100,000,000
Equity One Inc. [Member] \| Term Loans [Member] \| Equity One Term Loan [Member]
Debt Instrument [Line Items]
Debt repaid			250,000,000
Equity One Inc. [Member] \| Term Loans [Member] \| Equity One Term Loan [Member]
Debt Instrument [Line Items]
Debt repaid			300,000,000
Equity One Inc. [Member] \| Mortgages [Member] \| Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt assumed in acquisition	226,300,000
Equity One Inc. [Member] \| Mortgages [Member] \| Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt assumed in acquisition	$ 27,800,000
Accordion Feature [Member] \| Equity One Inc. [Member]
Debt Instrument [Line Items]
Increase in borrowing capacity			1,000,000,000
Maximum borrowing capacity			500,000,000	500,000,000
Tranche One [Member] \| Senior Notes [Member] \| Notes Due February 1, 2047 [Member]
Debt Instrument [Line Items]
Face amount						$ 300,000,000.0
Stated rate						4.40%
Discount percent						0.9911
Tranche One [Member] \| Senior Notes [Member] \| Notes Due 2027 [Member]
Debt Instrument [Line Items]
Face amount						$ 350,000,000
Stated rate						3.60%
Discount percent						0.99741
Tranche One [Member] \| Equity One Inc. [Member] \| Senior Notes [Member] \| Private Placement Notes Maturing 2026 [Member]
Debt Instrument [Line Items]
Stated rate	3.81%
Tranche Two [Member] \| Senior Notes [Member] \| Notes Due February 1, 2047 [Member]
Debt Instrument [Line Items]
Face amount			$ 125,000,000.0	$ 125,000,000.0
Stated rate			4.40%	4.40%
Discount percent			1.00784	1.00784
Tranche Two [Member] \| Senior Notes [Member] \| Notes Due 2027 [Member]
Debt Instrument [Line Items]
Face amount			$ 175,000,000	$ 175,000,000
Stated rate			3.60%	3.60%
Discount percent			1.00379	1.00379
Tranche Two [Member] \| Equity One Inc. [Member] \| Senior Notes [Member] \| Private Placement Notes Maturing 2026 [Member]
Debt Instrument [Line Items]
Stated rate	3.91%
Mortgage Loan Maturities [Member] \| Mortgages [Member]
Debt Instrument [Line Items]
Long-term Debt, Maturities, Repayments of Principal in Year Two			$ 139,976,000	$ 139,976,000
2017			0	0
Minimum [Member] \| Mortgages [Member]
Debt Instrument [Line Items]
Face amount			$ 112,000,000	$ 112,000,000
Stated rate			7.00%	7.00%
Minimum [Member] \| Equity One Inc. [Member] \| Mortgages [Member] \| Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Stated rate	3.76%
Maximum [Member] \| Mortgages [Member]
Debt Instrument [Line Items]
Stated rate			7.80%	7.80%
Maximum [Member] \| Equity One Inc. [Member] \| Mortgages [Member] \| Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Stated rate	7.94%
Parent Company [Member]
Debt Instrument [Line Items]
Debt assumed in acquisition				$ 757,399,000	$ 0
Parent Company [Member] \| Series 6 [Member]
Debt Instrument [Line Items]
Preferred Stock, Liquidation Preference, Value			$ 250,000,000	250,000,000
Preferred Stock, Redemption Value			252,000,000	$ 252,000,000
Preferred Stock, Dividend Rate, Percentage				6.625%
Parent Company [Member] \| Series 7 [Member]
Debt Instrument [Line Items]
Preferred Stock, Liquidation Preference, Value			75,000,000	$ 75,000,000
Preferred Stock, Redemption Value			$ 75,700,000.0	$ 75,700,000.0
Preferred Stock, Dividend Rate, Percentage				6.00%

Derivatives (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
Derivatives (Details) - USD ($) $ in Thousands	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016	Dec. 31, 2016
Derivative [Line Items]
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	$ (3,805)	$ (9,846)	$ (3,873)	$ (26,631)
Amount reclassified from accumulated other comprehensive loss	(3,071)	$ (2,500)	$ (5,726)	$ (4,952)
Document Fiscal Year Focus			2017
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months			$ 9,800
Derivative @ 2.36600% 37.5K [Member] [Domain]
Derivative [Line Items]
Derivative, Inception Date			Jun. 02, 2017
Derivative, Maturity Date			Jun. 02, 2027
Derivative, Notional Amount	$ 37,500		$ 37,500
Derivative, Description of Variable Rate Basis			1 Month LIBOR with Floor
Derivative, Fixed Interest Rate	2.366%		2.366%
Interest Rate Cash Flow Hedge Liability at Fair Value	$ (497)		$ (497)		$ (580)
Derivative $33M Swap [Member]
Derivative [Line Items]
Derivative, Inception Date			Dec. 01, 2016
Derivative, Maturity Date			Nov. 01, 2023
Derivative, Notional Amount	$ 33,000		$ 33,000
Derivative, Description of Variable Rate Basis			1 Month LIBOR
Derivative, Fixed Interest Rate	1.49%		1.49%
Interest Rate Cash Flow Hedge Asset at Fair Value	$ (879)		$ (879)		(1,013)
Derivatives 200K @ 1.04770% and 65K @ 1.07000% [Member] [Domain]
Derivative [Line Items]
Derivative, Inception Date			Aug. 01, 2016
Derivative, Maturity Date			Jan. 05, 2022
Derivative, Notional Amount	$ 265,000		$ 265,000
Derivative, Description of Variable Rate Basis			1 Month LIBOR with Floor
Derivative, Fixed Interest Rate	1.053%		1.053%
Interest Rate Cash Flow Hedge Asset at Fair Value	$ (8,979)		$ (8,979)		(9,889)
Derivative $300M Term [Member]
Derivative [Line Items]
Derivative, Inception Date			Apr. 03, 2017
Derivative, Maturity Date			Dec. 02, 2020
Derivative, Notional Amount	$ 300,000		$ 300,000
Derivative, Description of Variable Rate Basis			1 Month LIBOR with Floor
Derivative, Fixed Interest Rate	1.824%		1.824%
Interest Rate Cash Flow Hedge Liability at Fair Value	$ (1,167)		$ (1,167)		0
Swap [Member]
Derivative [Line Items]
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months			$ 8,400
Derivative @ 1.30250% 20.0M [Member]
Derivative [Line Items]
Derivative, Inception Date			Apr. 07, 2016
Derivative, Maturity Date			Apr. 01, 2023
Derivative, Notional Amount	$ 20,000		$ 20,000
Derivative, Description of Variable Rate Basis			1 Month LIBOR
Derivative, Fixed Interest Rate	1.3025%		1.3025%
Interest Rate Cash Flow Hedge Asset at Fair Value	$ (641)		$ (641)		(720)
Fair Value, Measurements, Recurring [Member]
Derivative [Line Items]
Interest Rate Cash Flow Hedge Asset at Fair Value	(10,499)		(10,499)		(11,622)
Interest Rate Cash Flow Hedge Liability at Fair Value	(1,664)		(1,664)		(580)
Fair Value, Inputs, Level 2 [Member] \| Fair Value, Measurements, Recurring [Member]
Derivative [Line Items]
Interest Rate Cash Flow Hedge Asset at Fair Value	(10,499)		(10,499)		(11,622)
Interest Rate Cash Flow Hedge Liability at Fair Value	(1,664)		(1,664)		(580)
Interest Rate Cash Flow Hedge Derivative at Fair Value, Net	$ 8,835		$ 8,835		$ 11,042

Fair Value Measurements (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended		12 Months Ended
Fair Value Measurements (Details) - USD ($) $ in Thousands	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016	Dec. 31, 2016
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes receivable	$ 13,332		$ 13,332		$ 10,481
Notes payable	2,944,995		2,944,995		1,363,925
Unsecured credit facilities	563,031		563,031		278,495
Provision for impairment	0	$ 0	0	$ (1,666)
Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	29,839		29,839		28,588
Available-for-sale Securities	7,009		7,009		7,420
Interest Rate Derivative Assets, at Fair Value	10,499		10,499		11,622
Total	47,347		47,347		47,630
Derivative instruments, at fair value	(1,664)		(1,664)		(580)
Fair Value, Inputs, Level 1 [Member] \| Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	29,839		29,839		28,588
Available-for-sale Securities	0		0		0
Interest Rate Derivative Assets, at Fair Value	0		0		0
Total	29,839		29,839		28,588
Derivative instruments, at fair value	0		0		0
Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Payable, Fair Value	2,988,426		2,988,426		1,435,000
Fair Value, Inputs, Level 2 [Member] \| Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	0		0		0
Available-for-sale Securities	7,009		7,009		7,420
Interest Rate Derivative Assets, at Fair Value	10,499		10,499		11,622
Total	17,508		17,508		19,042
Derivative instruments, at fair value	(1,664)		(1,664)		(580)
Fair Value, Inputs, Level 3 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Receivable, Fair Value	13,223		13,223		10,380
Fair Value, Inputs, Level 3 [Member] \| Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	0		0		0
Available-for-sale Securities	0		0		0
Interest Rate Derivative Assets, at Fair Value	0		0		0
Total	0		0		0
Derivative instruments, at fair value	0		$ 0		$ 0
Unsecured Credit Facilities [Member] \| Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate			2.00%		1.50%
Unsecured Credit Facilities [Member] \| Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate			2.00%		1.60%
Unsecured Credit Facilities [Member] \| Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Unsecured credit facilities, Fair Value	$ 565,000		$ 565,000		$ 279,700
Notes Payable, Other Payables [Member] \| Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate			3.10%		2.90%
Notes Payable, Other Payables [Member] \| Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate			4.10%		3.90%
Notes Receivable [Member] \| Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate			7.30%		7.20%
Notes Receivable [Member] \| Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate			7.30%		7.20%

Equity and Capital Equity and Capital - Common Stock (Details)		1 Months Ended	3 Months Ended		6 Months Ended
	Feb. 16, 2017 USD ($)	Jan. 31, 2017 USD ($)	Jun. 30, 2017 USD ($) $ / shares shares	Jun. 30, 2016 USD ($)	Jun. 30, 2017 USD ($) $ / shares shares	Jun. 30, 2016 USD ($) $ / shares shares	Dec. 31, 2016 USD ($)	Dec. 31, 2015 USD ($)
Class of Stock [Line Items]
Long-term Debt, Maturities, Repayments of Principal in Year Two			$ 150,617,000		$ 150,617,000
Long-term Debt, Maturities, Repayments of Principal in Year Three			$ 24,164,000		24,164,000
Partners' Capital Account, Contributions					$ 13,441,000	$ 8,600,000
Maximum [Member]
Class of Stock [Line Items]
Equity Issuances, Common Shares Authorized for Issuance \| shares			500,000,000		500,000,000
Equity Offering, Common Shares Authorized for Issuance \| shares			3,100,000		3,100,000
Forward Equity Offering, Common Shares available for issue \| shares			1,250,000		1,250,000
AOCI Including Portion Attributable to Noncontrolling Interest [Member]
Class of Stock [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax			$ 3,071,000	$ 2,500,000	$ 5,726,000	4,952,000
Accumulated other comprehensive loss			$ (16,751,000)	(81,120,000)	$ (16,751,000)	(81,120,000)	$ (18,647,000)	$ (59,478,000)
Common Stock [Member]
Class of Stock [Line Items]
Forward Equity Offering, Agreement Price Per Share, Common Stock \| $ / shares			$ 75.25		$ 75.25
Accumulated Other Comprehensive Income (Loss) [Member]
Class of Stock [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax					$ 5,638,000	4,874,000
Accumulated other comprehensive loss			$ (16,435,000)	$ (80,038,000)	$ (16,435,000)	$ (80,038,000)	(18,346,000)	$ (58,693,000)
ATM Equity Offering Program [Member]
Class of Stock [Line Items]
Shares issued \| shares						182,787
Weighted Average Price Per Share \| $ / shares						$ 68.85
Net proceeds from common stock issuance						$ 12,584,000
Payments for Commissions						157,000
Forward Equity Offering [Member]
Class of Stock [Line Items]
Shares issued \| shares					1,850,000
Net proceeds from common stock issuance					$ 137,500,000
Parent Company [Member]
Class of Stock [Line Items]
Accumulated other comprehensive loss			(16,435,000)		(16,435,000)		$ (18,346,000)
Net proceeds from common stock issuance					$ 0	149,788,000
Conversion of Stock, Conversion Ratio					0.45
Shares of common stock issued for merger (in shares) \| shares					65,500,000
Partners' Capital Account, Contributions					$ 13,441,000	8,600,000
Parent Company [Member] \| Common Stock [Member]
Class of Stock [Line Items]
Partners' Capital Account, Contributions					0	0
Parent Company [Member] \| Accumulated Other Comprehensive Income (Loss) [Member]
Class of Stock [Line Items]
Partners' Capital Account, Contributions					0	$ 0
Series 6 [Member]
Class of Stock [Line Items]
Stated rate on preferred stock	6.625%
Redemption value	$ 250,000,000
Series 6 [Member] \| Parent Company [Member]
Class of Stock [Line Items]
Preferred Stock, Liquidation Preference, Value			$ 250,000,000		$ 250,000,000
Stated rate on preferred stock					6.625%
Preferred Stock, Redemption Price Per Share \| $ / shares			$ 25.21		$ 25.21
Redemption value			$ 252,000,000		$ 252,000,000
Series 7 [Member] \| Parent Company [Member]
Class of Stock [Line Items]
Preferred Stock, Liquidation Preference, Value			$ 75,000,000		$ 75,000,000
Stated rate on preferred stock					6.00%
Preferred Stock, Redemption Price Per Share \| $ / shares			$ 25.22		$ 25.22
Redemption value			$ 75,700,000.0		$ 75,700,000.0
Notes Due February 1, 2047 [Member] \| Senior Notes [Member]
Class of Stock [Line Items]
Term of debt		30 years
Face amount		$ 300,000,000

Equity and Capital - Accumulated Other Comprehensive Income (Loss) (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Accumulated Other Comprehensive Income Loss [Roll Forward]
Current period other comprehensive income, net			$ 1,896	$ (21,642)
Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax			(3,770)	(26,256)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance			(18,327)	(58,650)
Current period other comprehensive income, net			1,868	(21,382)
Ending balance	$ (16,459)	$ (80,032)	(16,459)	(80,032)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax			5,638	4,874
Accumulated Net Investment Gain (Loss) Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax			0	0
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance			0	0
Current period other comprehensive income, net			0	0
Ending balance	0	0	0	0
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax			0	0
AOCI Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax			(103)	(375)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance			(301)	(785)
Current period other comprehensive income, net			(15)	(297)
Ending balance	(316)	(1,082)	(316)	(1,082)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax			88	78
AOCI Including Portion Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax			(3,830)	(26,594)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance			(18,647)	(59,478)
Current period other comprehensive income, net			1,896	(21,642)
Ending balance	(16,751)	(81,120)	(16,751)	(81,120)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	3,071	2,500	5,726	4,952
Accumulated Net Unrealized Investment Gain (Loss) [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax			43	37
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance			(19)	(43)
Current period other comprehensive income, net			43	37
Ending balance	24	(6)	24	(6)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax			0	0
Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax			(3,727)	(26,219)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance			(18,346)	(58,693)
Current period other comprehensive income, net			1,911	(21,345)
Ending balance	(16,435)	(80,038)	(16,435)	(80,038)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax			5,638	4,874
Accumulated Net Gain (Loss) from Cash Flow Hedges Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax			(103)	(375)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance			(301)	(785)
Current period other comprehensive income, net			(15)	(297)
Ending balance	(316)	(1,082)	(316)	(1,082)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax			88	78
Partnership Interest [Member]
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance			(18,346)
Current period other comprehensive income, net	(723)	$ (7,273)	1,896	$ (21,642)
Ending balance	$ (16,435)		$ (16,435)

Stock-Based Compensation (Details) - Restricted Stock [Member]	6 Months Ended
	Jun. 30, 2017 $ / shares shares
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Shares granted \| shares	231,065
Weighted average grant date fair value (in dollars per share) \| $ / shares	$ 71.93

Non-Qualified Deferred Compensation Plan (Details) - Parent Company [Member] - USD ($) $ in Thousands	Jun. 30, 2017	Dec. 31, 2016
Deferred Compensation Arrangement with Individual, Postretirement Benefits [Line Items]
Deferred Compensation Plan Assets	$ 29,839	$ 28,588
Deferred Compensation Liability, Current and Noncurrent	$ 29,511	$ 28,214

Earnings per Share and Unit (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Income per common unit - diluted
Weighted Average Limited Partnership Units Outstanding, Basic			238,987	154,170
Parent Company [Member]
Earnings Per Share [Abstract]
Net income attributable to common stockholders	$ 48,368	$ 34,810	$ 15,144	$ 82,687
Weighted average common units outstanding for basic EPU (in shares)	170,088,000	97,657,000	148,610,000	97,588,000
Weighted average common units outstanding for diluted EPU (in shares)	170,420,000	98,218,000	148,930,000	98,075,000
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ 0.28	$ 0.36	$ 0.10	$ 0.85
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ 0.28	$ 0.35	$ 0.10	$ 0.84
Partnership Interest [Member]
Earnings Per Share [Abstract]
Weighted average common units outstanding for basic EPU (in shares)	170,410,000	97,811,000	148,849,000	97,742,000
Weighted average common units outstanding for diluted EPU (in shares)	170,742,000	98,372,000	149,169,000	98,229,000
Income per common unit - basic
Continuing operations (in dollars per share)	$ 0.28	$ 0.36	$ 0.10	$ 0.85
Income per common unit - diluted
Continuing operations (in dollars per share)	$ 0.28	$ 0.35	$ 0.10	$ 0.84
Continuing Operations [Member] \| Parent Company [Member]
Earnings Per Share [Abstract]
Net income attributable to common stockholders	$ 48,368	$ 34,810	$ 15,144	$ 82,687
Net income for common stock unit/holders - diluted	48,368	34,810	15,144	82,687
Continuing Operations [Member] \| Partnership Interest [Member]
Earnings Per Share [Abstract]
Net income attributable to common stockholders	48,472	34,874	15,229	82,837
Net income for common stock unit/holders - diluted	$ 48,472	$ 34,874	$ 15,229	$ 82,837

Label	Element	Value
Equity One Inc. [Member] \| Leases, Acquired-in-Place [Member]
Acquired Finite-lived Intangible Assets, Weighted Average Useful Life	us-gaap_AcquiredFiniteLivedIntangibleAssetsWeightedAverageUsefulLife	10 years 7 days
Equity One Inc. [Member] \| Above Market Leases [Member]
Acquired Finite-lived Intangible Assets, Weighted Average Useful Life	us-gaap_AcquiredFiniteLivedIntangibleAssetsWeightedAverageUsefulLife	8 years 11 months 1 day
Equity One Inc. [Member] \| Above Market Ground Rent Lease [Member]
Acquired Finite-lived Intangible Assets, Weighted Average Useful Life	us-gaap_AcquiredFiniteLivedIntangibleAssetsWeightedAverageUsefulLife	52 years 4 months 2 days

Consolidated Statement of Changes in Equity (Parenthetical) - $ / shares	6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016
Common stock/unit per share	$ 1.04	$ 1.00

Consolidated Statements of Cash Flows (Parenthetical) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016
Parent Company [Member]
Capitalized interest	$ 3,290	$ 1,766
Partnership Interest [Member]
Capitalized interest	$ 3,290	$ 1,766

Commitments and Contingencies, Letters of Credit (Details) - USD ($)	Jun. 30, 2017	Dec. 31, 2016
Commitments and Contingencies Disclosure [Abstract]
Line of Credit Facility, Maximum Borrowing Capacity	$ 50,000,000
Letters of Credit Outstanding, Amount	$ 5,900,000	$ 5,800,000

Description

Date of adoption

Effect on the financial statements or other significant matters

Revenue from Contracts with Customers (Topic 606):

ASU 2014-09, May 2014, Revenue from Contracts with Customers (Topic 606)

ASU 2016-08, March 2016, Revenue from Contracts with Customers (Topic 606): Principal versus Agent Considerations

ASU 2016-10, April 2016, Revenue from Contracts with Customers (Topic 606): Identifying Performance Obligations and Licensing

ASU 2016-12, May 2016, Revenue from Contracts with Customers (Topic 606): Narrow-Scope Improvements and Practical Expedients

ASU 2016-19, December 2016, Technical Corrections and Improvements

ASU 2016-20, December 2016, Technical Corrections and Improvements to Topic 606 Revenue from Contracts With Customers

ASU 2017-05, February 2017, Clarifying the Scope of Asset Derecognition Guidance and Accounting for Partial Sales of Nonfinancial Assets

The standard will replace existing revenue recognition standards and significantly expand the disclosure requirements for revenue arrangements. It may be adopted either retrospectively or on a modified retrospective basis to new contracts and existing contracts with remaining performance obligations as of the effective date.

January 2018

The Company is completing its evaluation of the new ASU's as applied to its revenue streams and contracts within the scope of Topic 606. The Company currently does not expect the adoption of these new ASU's to result in a material change to its revenue recognition policies or practices, including timing or presentation.

The Company is evaluating the adoption method to apply.