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  <xsd:element id="reg_EquityMethodInvestmentSummarizedFinancialInformationRealEstateTaxes" name="EquityMethodInvestmentSummarizedFinancialInformationRealEstateTaxes" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <xsd:element id="reg_EquityMethodInvestmentSummarizedFinancialInformationTotalOtherExpenseIncome" name="EquityMethodInvestmentSummarizedFinancialInformationTotalOtherExpenseIncome" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <xsd:element id="reg_EquityMethodSummarizedFinancialInformationNetBookEquityInExcessOfPurchasePrice" name="EquityMethodSummarizedFinancialInformationNetBookEquityInExcessOfPurchasePrice" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element id="reg_ExchangeableOperatingPartnershipUnits" name="ExchangeableOperatingPartnershipUnits" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element id="reg_ExchangeableOperatingPartnershipUnitsAggregateRedemptionValue" name="ExchangeableOperatingPartnershipUnitsAggregateRedemptionValue" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_FairValueOfDerivativeInstrumentsMember" name="FairValueOfDerivativeInstrumentsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FairfaxShoppingCenterMember" name="FairfaxShoppingCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FalconMember" name="FalconMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FellswayPlazaMember" name="FellswayPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FentonMarketplaceMember" name="FentonMarketplaceMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FixedRateMortgageLoansMember" name="FixedRateMortgageLoansMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FixedRateUnsecuredLoansMember" name="FixedRateUnsecuredLoansMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FlemingIslandMember" name="FlemingIslandMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FontainebleauSquareMember" name="FontainebleauSquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FrenchValleyVillageCenterMember" name="FrenchValleyVillageCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FriarsMissionCenterMember" name="FriarsMissionCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FutureAccretionAbstract" name="FutureAccretionAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_FutureAccretionYearFive" name="FutureAccretionYearFive" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element id="reg_FutureAccretionYearFour" name="FutureAccretionYearFour" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element id="reg_FutureAccretionYearOne" name="FutureAccretionYearOne" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element id="reg_FutureAccretionYearThree" name="FutureAccretionYearThree" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element id="reg_FutureAccretionYearTwo" name="FutureAccretionYearTwo" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element id="reg_GainLossOnSaleOfPropertiesIncludingDiscontinuedOperations" name="GainLossOnSaleOfPropertiesIncludingDiscontinuedOperations" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GainonsaleofrealestateinvestmentsMember" name="GainonsaleofrealestateinvestmentsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GardensSquareMember" name="GardensSquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_Gateway101Member" name="Gateway101Member" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GatewayShoppingCenterMember" name="GatewayShoppingCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GelsonsWestlakeMarketPlazaMember" name="GelsonsWestlakeMarketPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GeneralLoanMember" name="GeneralLoanMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GlenGateMember" name="GlenGateMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GlenOakPlazaMember" name="GlenOakPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GlenwoodVillageMember" name="GlenwoodVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GoldenHillsPlazaMember" name="GoldenHillsPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GrandRidgePlazaMember" name="GrandRidgePlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GrandRidgePlazaOperatingComponentMember" name="GrandRidgePlazaOperatingComponentMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GreenwoodSpringsMember" name="GreenwoodSpringsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_GriRegencyLlcMember" name="GriRegencyLlcMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_GuarantorObligationsPercentOfSecuredDebtGuaranteedByParent" name="GuarantorObligationsPercentOfSecuredDebtGuaranteedByParent" nillable="true" substitutionGroup="xbrli:item" type="num:percentItemType" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_HancockMember" name="HancockMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HarpethVillageFieldstoneMember" name="HarpethVillageFieldstoneMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HarrisCrossingMember" name="HarrisCrossingMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HeritageLandMember" name="HeritageLandMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HeritagePlazaMember" name="HeritagePlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HersheyMember" name="HersheyMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HiberniaPavilionMember" name="HiberniaPavilionMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HiberniaPlazaMember" name="HiberniaPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HickoryCreekPlazaMember" name="HickoryCreekPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HillcrestVillageMember" name="HillcrestVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HilltopVillageMember" name="HilltopVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HinsdaleMember" name="HinsdaleMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HollyParkMember" name="HollyParkMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HortonsCornerMember" name="HortonsCornerMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HowellMillVillageMember" name="HowellMillVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_HydeParkMember" name="HydeParkMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_IncrementalSharesToBeIssuedUnderUnvestedRestrictedStock" name="IncrementalSharesToBeIssuedUnderUnvestedRestrictedStock" nillable="true" substitutionGroup="xbrli:item" type="xbrli:sharesItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_IndianSpringsatWoodlandsLtd.Member" name="IndianSpringsatWoodlandsLtd.Member" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_IndioTowneCenterMember" name="IndioTowneCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_InglewoodPlazaMember" name="InglewoodPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_JayDoneganMember" name="JayDoneganMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_JeffersonSquareMember" name="JeffersonSquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_JohnnyHarrisMember" name="JohnnyHarrisMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_JuanitaTateMarketplaceMember" name="JuanitaTateMarketplaceMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_KellerTownCenterMember" name="KellerTownCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_KentPlaceMember" name="KentPlaceMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_KingsCrossingSunCityMember" name="KingsCrossingSunCityMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_KirkwoodCommonsMember" name="KirkwoodCommonsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_KrogerNewAlbanyCenterMember" name="KrogerNewAlbanyCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_KulpsvilleMember" name="KulpsvilleMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LakeGroveCommonsMember" name="LakeGroveCommonsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LakePinePlazaMember" name="LakePinePlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LandHeldForFutureDevelopmentMember" name="LandHeldForFutureDevelopmentMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LebanonCenterMember" name="LebanonCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LebanonLegacyCenterMember" name="LebanonLegacyCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LimitedPartnersMember" name="LimitedPartnersMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_LineOfCreditFacilityAnnualFeeDescription" name="LineOfCreditFacilityAnnualFeeDescription" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_LineOfCreditFacilityMaximumIncreaseAllowedToBorrowingCapacity" name="LineOfCreditFacilityMaximumIncreaseAllowedToBorrowingCapacity" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_LineOfCreditFacilityUnsecuredMember" name="LineOfCreditFacilityUnsecuredMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LittletonSquareMember" name="LittletonSquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LloydKingCenterMember" name="LloydKingCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LoehmannsPlazaCaliforniaMember" name="LoehmannsPlazaCaliforniaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
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  <xsd:element abstract="true" id="reg_LongLivedAssetsHeldAndUsedMember" name="LongLivedAssetsHeldAndUsedMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_LossOnSettlementOfDerivativeInstruments" name="LossOnSettlementOfDerivativeInstruments" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LossOnSettlementOfDerivativeInstrumentsMember" name="LossOnSettlementOfDerivativeInstrumentsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LowerNazarethCommonsMember" name="LowerNazarethCommonsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MacquarieCountryWideRegencyIiiLlcMember" name="MacquarieCountryWideRegencyIiiLlcMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ManagementTransactionAndOtherFees" name="ManagementTransactionAndOtherFees" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MarketAtColonnadeCenterMember" name="MarketAtColonnadeCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MarketAtPrestonForestMember" name="MarketAtPrestonForestMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MarketAtRoundRockMember" name="MarketAtRoundRockMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MarketBasedAwardsGrantedMember" name="MarketBasedAwardsGrantedMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MarketplaceAtBriargateMember" name="MarketplaceAtBriargateMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MarketplaceShoppingCenterMember" name="MarketplaceShoppingCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_MaximumPeriodOfTimeInWhichCompanyCapitalizesInterestCosts" name="MaximumPeriodOfTimeInWhichCompanyCapitalizesInterestCosts" nillable="true" substitutionGroup="xbrli:item" type="xbrli:durationItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MiddleCreekCommonsMember" name="MiddleCreekCommonsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MillhopperShoppingCenterMember" name="MillhopperShoppingCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MockingbirdCommonMember" name="MockingbirdCommonMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MonumentJacksonCreekMember" name="MonumentJacksonCreekMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MorningsidePlazaMember" name="MorningsidePlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MortgageLoanMaturitiesMember" name="MortgageLoanMaturitiesMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_MurrayhillMarketplaceMember" name="MurrayhillMarketplaceMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NaplesWalkMember" name="NaplesWalkMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_NetIncomeLossAttributableToCommonStockholders" name="NetIncomeLossAttributableToCommonStockholders" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element id="reg_NetIncomeLossAttributableToCommonUnitHolders" name="NetIncomeLossAttributableToCommonUnitHolders" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NewberrySquareMember" name="NewberrySquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NewlandCenterMember" name="NewlandCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NocateeTownCenterMember" name="NocateeTownCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_NonVestedRestrictedStockIntrinsicValue" name="NonVestedRestrictedStockIntrinsicValue" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember" name="NoncontrollingInterestExchangeableOperatingPartnershipUnitsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NoncontrollingInterestOfLimitedPartnersDetailsAbstract" name="NoncontrollingInterestOfLimitedPartnersDetailsAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember" name="NoncontrollingInterestsInLimitedPartnersInterestInConsolidatedPartnershipsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NoncontrollingInterestsPreferredUnitsMember" name="NoncontrollingInterestsPreferredUnitsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NorthHillsMember" name="NorthHillsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NorthgateMarketplaceMember" name="NorthgateMarketplaceMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NorthgatePlazaMaxtownRoadMember" name="NorthgatePlazaMaxtownRoadMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NorthgateSquareMember" name="NorthgateSquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NorthlakeVillageMember" name="NorthlakeVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_NumberOfJointVenturesUnilateralDissolutionRight" name="NumberOfJointVenturesUnilateralDissolutionRight" nillable="true" substitutionGroup="xbrli:item" type="xbrli:decimalItemType" xbrli:periodType="instant" />
  <xsd:element id="reg_NumberOfRealEstatePropertiesSold" name="NumberOfRealEstatePropertiesSold" nillable="true" substitutionGroup="xbrli:item" type="xbrli:integerItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_NumeratorAbstract" name="NumeratorAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OakShadeTownCenterMember" name="OakShadeTownCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OakbrookPlazaMember" name="OakbrookPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OakleafCommonsMember" name="OakleafCommonsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OcalaCornersMember" name="OcalaCornersMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OldStAugustinePlazaMember" name="OldStAugustinePlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OperationActivitiesAxis" name="OperationActivitiesAxis" nillable="true" substitutionGroup="xbrldt:dimensionItem" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OperationActivitiesDomain" name="OperationActivitiesDomain" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OrangeburgCentralMember" name="OrangeburgCentralMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OtherInvestmentsInRealEstatePartnershipsMember" name="OtherInvestmentsInRealEstatePartnershipsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_OverallCapRateMember" name="OverallCapRateMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PacesFerryPlazaMember" name="PacesFerryPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PantherCreekMember" name="PantherCreekMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PartnersCapitalTotalMember" name="PartnersCapitalTotalMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_PaymentsForAcquisitonOfTreasuryStock" name="PaymentsForAcquisitonOfTreasuryStock" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element id="reg_PaymentsofPreferredDividendsNoncontrollingInterest" name="PaymentsofPreferredDividendsNoncontrollingInterest" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PeartreeVillageMember" name="PeartreeVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PerformanceBasedAwardsGrantedMember" name="PerformanceBasedAwardsGrantedMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PeriodchangeAxis" name="PeriodchangeAxis" nillable="true" substitutionGroup="xbrldt:dimensionItem" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PeriodchangeDomain" name="PeriodchangeDomain" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PhillipsPlaceMember" name="PhillipsPlaceMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PikeCreekMember" name="PikeCreekMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PimaCrossingMember" name="PimaCrossingMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PineLakeVillageMember" name="PineLakeVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PineTreePlazaMember" name="PineTreePlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PlazaHermosaMember" name="PlazaHermosaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PowellStreetPlazaMember" name="PowellStreetPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PowersFerrySquareMember" name="PowersFerrySquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PowersFerryVillageMember" name="PowersFerryVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PrairieCityCrossingMember" name="PrairieCityCrossingMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_PreferredStockCallableDate" name="PreferredStockCallableDate" nillable="true" substitutionGroup="xbrli:item" type="xbrli:dateItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_PreferredUnitDistributions" name="PreferredUnitDistributions" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <xsd:element id="reg_PreferredUnitsGeneralPartner" name="PreferredUnitsGeneralPartner" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_PreferredUnitsMember" name="PreferredUnitsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PrestonOaksMemberMember" name="PrestonOaksMemberMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PrestonbrookMember" name="PrestonbrookMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ProfitSharingContributionsCostRecognized" name="ProfitSharingContributionsCostRecognized" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_PropertiesInDevelopmentMember" name="PropertiesInDevelopmentMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_PropertyPlantAndEquipmentDevelopmentInProcessAnchorOperationsPeriod" name="PropertyPlantAndEquipmentDevelopmentInProcessAnchorOperationsPeriod" nillable="true" substitutionGroup="xbrli:item" type="xbrli:durationItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_PropertyPlantAndEquipmentDevelopmentInProcessPercentageComplete" name="PropertyPlantAndEquipmentDevelopmentInProcessPercentageComplete" nillable="true" substitutionGroup="xbrli:item" type="num:percentItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_PropertyPlantandEquipmentDevelopmentinProcessPercentageLeased" name="PropertyPlantandEquipmentDevelopmentinProcessPercentageLeased" nillable="true" substitutionGroup="xbrli:item" type="num:percentItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_PropertyPlantandEquipmentDevelopmentinProcessPeriodSinceStartofConstruction" name="PropertyPlantandEquipmentDevelopmentinProcessPeriodSinceStartofConstruction" nillable="true" substitutionGroup="xbrli:item" type="xbrli:durationItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_RealEstateReceivedThroughForeclosureOnNotesReceivable" name="RealEstateReceivedThroughForeclosureOnNotesReceivable" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_RedBankMember" name="RedBankMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_RefundableDepositsDevelopmentMember" name="RefundableDepositsDevelopmentMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_RegcalLlcMember" name="RegcalLlcMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_RegencyCommonsMember" name="RegencyCommonsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_RegencyRetailPartnersLpMember" name="RegencyRetailPartnersLpMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_RegencySolarSaugusMember" name="RegencySolarSaugusMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_RegencySquareMember" name="RegencySquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_RestrictedStockIssuedByParentCompanyNetOfAmortization" name="RestrictedStockIssuedByParentCompanyNetOfAmortization" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_RonaPlazaMember" name="RonaPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_RussellRidgeMember" name="RussellRidgeMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SammamishHighlandsMember" name="SammamishHighlandsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SanLeandroPlazaMember" name="SanLeandroPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SandySpringsMember" name="SandySpringsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SaugusMember" name="SaugusMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ScheduleOfFutureAmortizationExpenseAndMinimumRentTableTextBlock" name="ScheduleOfFutureAmortizationExpenseAndMinimumRentTableTextBlock" nillable="true" substitutionGroup="xbrli:item" type="nonnum:textBlockItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ScheduleOfFutureMinimumRentalPaymentsToBeReceivedForOperatingLeasesTableTextBlock" name="ScheduleOfFutureMinimumRentalPaymentsToBeReceivedForOperatingLeasesTableTextBlock" nillable="true" substitutionGroup="xbrli:item" type="nonnum:textBlockItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ScheduleOfIncomeTaxExpenseBenefitIntraperiodTaxAllocationTableTextBlock" name="ScheduleOfIncomeTaxExpenseBenefitIntraperiodTaxAllocationTableTextBlock" nillable="true" substitutionGroup="xbrli:item" type="nonnum:textBlockItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ScheduleOfNetAccumulatedAmortizationAndAccretionTableTextBlock" name="ScheduleOfNetAccumulatedAmortizationAndAccretionTableTextBlock" nillable="true" substitutionGroup="xbrli:item" type="nonnum:textBlockItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ScheduleOfTaxStatusOfDividendsTableTextBlock" name="ScheduleOfTaxStatusOfDividendsTableTextBlock" nillable="true" substitutionGroup="xbrli:item" type="nonnum:textBlockItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ScheduledPrincipalPayments" name="ScheduledPrincipalPayments" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ScheduledPrincipalPaymentsAndMaturitiesAxis" name="ScheduledPrincipalPaymentsAndMaturitiesAxis" nillable="true" substitutionGroup="xbrldt:dimensionItem" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ScheduledPrincipalPaymentsAndMaturitiesDomain" name="ScheduledPrincipalPaymentsAndMaturitiesDomain" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ScheduledPrincipalPaymentsMember" name="ScheduledPrincipalPaymentsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ScheduleofMarketEquityDistributionsTableTextBlock" name="ScheduleofMarketEquityDistributionsTableTextBlock" nillable="true" substitutionGroup="xbrli:item" type="nonnum:textBlockItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SeminoleShoppesMember" name="SeminoleShoppesMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SequoiaStationMember" name="SequoiaStationMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_Series6AndSeries7Member" name="Series6AndSeries7Member" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_Series6Member" name="Series6Member" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_Series7Member" name="Series7Member" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SherwoodCrossroadsMember" name="SherwoodCrossroadsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_Shoppes104Member" name="Shoppes104Member" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShoppesAtFairhopeVillageMember" name="ShoppesAtFairhopeVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShoppesOfGrandeOakMember" name="ShoppesOfGrandeOakMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShoppesatBurntMillsMember" name="ShoppesatBurntMillsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShoppesonRiversideMember" name="ShoppesonRiversideMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShopsAtArizonaMember" name="ShopsAtArizonaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShopsAtCountyCenterMember" name="ShopsAtCountyCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShopsAtErwinMillMember" name="ShopsAtErwinMillMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShopsAtErwinMillOperatingComponentMember" name="ShopsAtErwinMillOperatingComponentMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShopsAtJohnsCreekMember" name="ShopsAtJohnsCreekMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShopsAtQuailCreekMember" name="ShopsAtQuailCreekMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ShopsonMainMember" name="ShopsonMainMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SignaturePlazaMember" name="SignaturePlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SouthBayVillageMember" name="SouthBayVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SouthLowrySquareMember" name="SouthLowrySquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SouthcenterMember" name="SouthcenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SouthparkatCincoRanchMember" name="SouthparkatCincoRanchMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SouthpointCrossingMember" name="SouthpointCrossingMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_StarkeMember" name="StarkeMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_StateStreetCrossingMember" name="StateStreetCrossingMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SterlingRidgeMember" name="SterlingRidgeMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_StockBasedCompensationCapitalized" name="StockBasedCompensationCapitalized" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <xsd:element id="reg_StockDeferredIntoTrust" name="StockDeferredIntoTrust" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <xsd:element id="reg_StockDistributedOutOfTrust" name="StockDistributedOutOfTrust" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_StonewallMember" name="StonewallMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_StraightLineRentReceivableNetOfReserve" name="StraightLineRentReceivableNetOfReserve" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="instant" />
  <xsd:element id="reg_StraightLineRentReceivableReserve" name="StraightLineRentReceivableReserve" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_StrawflowerVillageMember" name="StrawflowerVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_StrohRanchMember" name="StrohRanchMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_SuncoastCrossingMember" name="SuncoastCrossingMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_Sunnyside205Member" name="Sunnyside205Member" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TanasbourneMarketMember" name="TanasbourneMarketMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TassajaraCrossingMember" name="TassajaraCrossingMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TechRidgeMember" name="TechRidgeMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TenantImprovementsMember" name="TenantImprovementsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TenantReceivablesMember" name="TenantReceivablesMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TermLoanUnsecuredMember" name="TermLoanUnsecuredMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TerminalCapRateMember" name="TerminalCapRateMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TermsAndConditionsOfPreferredStockDetailsAbstract" name="TermsAndConditionsOfPreferredStockDetailsAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TimeBasedAwardsGrantedMember" name="TimeBasedAwardsGrantedMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TotalNoncontrollingInterestsMember" name="TotalNoncontrollingInterestsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TotalStockholdersEquityMember" name="TotalStockholdersEquityMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TownSquareMember" name="TownSquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TransactionFeeIncomeMember" name="TransactionFeeIncomeMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TwinCityPlazaMember" name="TwinCityPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TwinPeaksMember" name="TwinPeaksMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TysonsCVSMember" name="TysonsCVSMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_UnsecuredCreditFacilitiesMember" name="UnsecuredCreditFacilitiesMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_UnsecuredMaturitiesMember" name="UnsecuredMaturitiesMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_Unsecuredcreditfacilitiesmaximumborrowingcapacity" name="Unsecuredcreditfacilitiesmaximumborrowingcapacity" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_UptownDistrictMember" name="UptownDistrictMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_UsRegencyRetail1LlcMember" name="UsRegencyRetail1LlcMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ValenciaCrossroadsMember" name="ValenciaCrossroadsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_VariableRateMortgageLoansMember" name="VariableRateMortgageLoansMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_VenturaVillageMember" name="VenturaVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_VillageAtLeeAirparkMember" name="VillageAtLeeAirparkMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_VillageCenterMember" name="VillageCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_VillagePlazaMember" name="VillagePlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_VineAtCastaicMember" name="VineAtCastaicMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WalkerCenterMember" name="WalkerCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WaltonTowneCenterMember" name="WaltonTowneCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_WeightedAverageAccretionPeriodOfIntangibleLiabilities" name="WeightedAverageAccretionPeriodOfIntangibleLiabilities" nillable="true" substitutionGroup="xbrli:item" type="xbrli:durationItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_WeightedAveragePricePerShare" name="WeightedAveragePricePerShare" nillable="true" substitutionGroup="xbrli:item" type="num:perShareItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WellebyPlazaMember" name="WellebyPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WellingtonTownSquareMember" name="WellingtonTownSquareMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WestParkPlazaMember" name="WestParkPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WestbrookCommonsMember" name="WestbrookCommonsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WestchaseMember" name="WestchaseMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WestchesterPlazaMember" name="WestchesterPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WestlakePlazaAndCenterMember" name="WestlakePlazaAndCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WestwoodVillageMember" name="WestwoodVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WhiteOakDoverDeMember" name="WhiteOakDoverDeMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WillowFestivalMember" name="WillowFestivalMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WindmillerPlazaPhase1Member" name="WindmillerPlazaPhase1Member" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WoodcroftShoppingCenterMember" name="WoodcroftShoppingCenterMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WoodmanVanNuysMember" name="WoodmanVanNuysMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WoodmenPlazaMember" name="WoodmenPlazaMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WoodsideCentralMember" name="WoodsideCentralMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
</xsd:schema>
</XBRL>
