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  <xsd:element abstract="true" id="reg_EquityMethodInvestmentSummarizedFinancialInformationOperatingExpensesAbstract" name="EquityMethodInvestmentSummarizedFinancialInformationOperatingExpensesAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_EquityMethodInvestmentSummarizedFinancialInformationOtherAssets" name="EquityMethodInvestmentSummarizedFinancialInformationOtherAssets" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="instant" />
  <xsd:element id="reg_EquityMethodInvestmentSummarizedFinancialInformationOtherExpenseIncome" name="EquityMethodInvestmentSummarizedFinancialInformationOtherExpenseIncome" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_EquityMethodInvestmentSummarizedFinancialInformationOtherExpenseIncomeAbstract" name="EquityMethodInvestmentSummarizedFinancialInformationOtherExpenseIncomeAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_EquityMethodInvestmentSummarizedFinancialInformationOtherExpenses" name="EquityMethodInvestmentSummarizedFinancialInformationOtherExpenses" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <xsd:element id="reg_EquityMethodInvestmentSummarizedFinancialInformationOtherLiabilities" name="EquityMethodInvestmentSummarizedFinancialInformationOtherLiabilities" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element id="reg_EquityMethodInvestmentSummarizedFinancialInformationPreferredReturnOnEquityInvestment" name="EquityMethodInvestmentSummarizedFinancialInformationPreferredReturnOnEquityInvestment" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element id="reg_EquityMethodInvestmentSummarizedFinancialInformationProvisionForImpairment" name="EquityMethodInvestmentSummarizedFinancialInformationProvisionForImpairment" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="duration" />
  <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 abstract="true" id="reg_EquityOfferingMember" name="EquityOfferingMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_EquityOfferingNetProceeds" name="EquityOfferingNetProceeds" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_EquityOneInc.Member" name="EquityOneInc.Member" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_EquityOwnershipComponentsAxis" name="EquityOwnershipComponentsAxis" nillable="true" substitutionGroup="xbrldt:dimensionItem" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_EquityOwnershipComponentsDomain" name="EquityOwnershipComponentsDomain" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_ExchangeableOperatingPartnershipUnitsAggregateRedemptionValue" name="ExchangeableOperatingPartnershipUnitsAggregateRedemptionValue" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element id="reg_FairValueInterestraterangesTableTextBlock" name="FairValueInterestraterangesTableTextBlock" nillable="true" substitutionGroup="xbrli:item" type="nonnum:textBlockItemType" 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_FairfieldMember" name="FairfieldMember" 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_Fellsway28.1MSwapfixed3.696Member" name="Fellsway28.1MSwapfixed3.696Member" 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 id="reg_FiniteLivedIntangibleLiabilitiesAccumulatedAccretion" name="FiniteLivedIntangibleLiabilitiesAccumulatedAccretion" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_FiniteLivedIntangibleLiabilitiesAxis" name="FiniteLivedIntangibleLiabilitiesAxis" nillable="true" substitutionGroup="xbrldt:dimensionItem" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FiniteLivedIntangibleLiabilitiesDomain" name="FiniteLivedIntangibleLiabilitiesDomain" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_FiniteLivedIntangibleLiabilitiesGross" name="FiniteLivedIntangibleLiabilitiesGross" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_FiniteLivedIntangibleLiabilitiesbyMajorClassAxis" name="FiniteLivedIntangibleLiabilitiesbyMajorClassAxis" nillable="true" substitutionGroup="xbrldt:dimensionItem" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FiniteLivedIntangibleLiabilitiesbyMajorClassDomain" name="FiniteLivedIntangibleLiabilitiesbyMajorClassDomain" 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 id="reg_ForwardEquityOfferingAgreementPricePerShareCommonStock" name="ForwardEquityOfferingAgreementPricePerShareCommonStock" nillable="true" substitutionGroup="xbrli:item" type="num:perShareItemType" xbrli:periodType="instant" />
  <xsd:element id="reg_ForwardEquityOfferingCommonSharesAuthorizedforIssuance" name="ForwardEquityOfferingCommonSharesAuthorizedforIssuance" nillable="true" substitutionGroup="xbrli:item" type="xbrli:sharesItemType" xbrli:periodType="instant" />
  <xsd:element id="reg_ForwardEquityOfferingCommonSharesavailableforissue" name="ForwardEquityOfferingCommonSharesavailableforissue" nillable="true" substitutionGroup="xbrli:item" type="xbrli:sharesItemType" xbrli:periodType="instant" />
  <xsd:element abstract="true" id="reg_ForwardEquityOfferingMember" name="ForwardEquityOfferingMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_FountainSquareMember" name="FountainSquareMember" 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_FutureDebtRepaymentofEquityOneInc." name="FutureDebtRepaymentofEquityOneInc." nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <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_GardenCityMember" name="GardenCityMember" 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_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_GriRegencyLlcMember" name="GriRegencyLlcMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_GroundLeaseExpirationDate" name="GroundLeaseExpirationDate" nillable="true" substitutionGroup="xbrli:item" type="xbrli:gYearItemType" 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_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_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 abstract="true" id="reg_IndianSpringsMember" name="IndianSpringsMember" 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_JeffersonSquareMember" name="JeffersonSquareMember" 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_KirkwoodCommonsMember" name="KirkwoodCommonsMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_KlahanieShoppingCenterMember" name="KlahanieShoppingCenterMember" 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_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_LeaseSpaceSqFtAxis" name="LeaseSpaceSqFtAxis" nillable="true" substitutionGroup="xbrldt:dimensionItem" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_LeaseSpaceSqFtDomain" name="LeaseSpaceSqFtDomain" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_Leasesgreaterthen10000sqftMember" name="Leasesgreaterthen10000sqftMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_Leaseslessthan10000sqftMember" name="Leaseslessthan10000sqftMember" 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_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" />
  <xsd:element abstract="true" id="reg_LongLivedAssetsHeldAndUsedMember" name="LongLivedAssetsHeldAndUsedMember" 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_ManagementfeeincomeAbstract" name="ManagementfeeincomeAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" 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_MarketCommonClarendonMember" name="MarketCommonClarendonMember" 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_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 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_NocateePhaseIIIMember" name="NocateePhaseIIIMember" 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_NorthgatePhIIMember" name="NorthgatePhIIMember" 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 id="reg_NumberofBoardofDirectors" name="NumberofBoardofDirectors" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" 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_OffMarketLeaseUnfavorableMember" name="OffMarketLeaseUnfavorableMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_OfficeLeaseExpirationDate" name="OfficeLeaseExpirationDate" nillable="true" substitutionGroup="xbrli:item" type="xbrli:gYearItemType" 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 id="reg_Operatingleasesleaseyearrangefortenantspacegreaterthan10000sqft" name="Operatingleasesleaseyearrangefortenantspacegreaterthan10000sqft" nillable="true" substitutionGroup="xbrli:item" type="xbrli:durationItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_Operatingleasesleaseyearrangefortenantspacelessthan10000sqft" name="Operatingleasesleaseyearrangefortenantspacelessthan10000sqft" nillable="true" substitutionGroup="xbrli:item" type="xbrli:durationItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_Operatingleasestenantspaceterms" name="Operatingleasestenantspaceterms" nillable="true" substitutionGroup="xbrli:item" type="num:areaItemType" 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_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_PaymentsforProceedsfromSettlementofDerivativeInstrument" name="PaymentsforProceedsfromSettlementofDerivativeInstrument" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" 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_PersimmonPlaceMember" name="PersimmonPlaceMember" 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_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_PlazaVeneziaMember" name="PlazaVeneziaMember" 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_PreferredStockRedemptionValue" name="PreferredStockRedemptionValue" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <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_PrestonParkMember" name="PrestonParkMember" 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_ProfitSharingContributionVestingPeriod" name="ProfitSharingContributionVestingPeriod" nillable="true" substitutionGroup="xbrli:item" type="xbrli:durationItemType" 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_ProvisionsforDoubtfulAccountsTableTextBlock" name="ProvisionsforDoubtfulAccountsTableTextBlock" nillable="true" substitutionGroup="xbrli:item" type="nonnum:textBlockItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_RealEstatePartnershipsNumberofProperties" name="RealEstatePartnershipsNumberofProperties" nillable="true" substitutionGroup="xbrli:item" type="xbrli:integerItemType" xbrli:periodType="duration" />
  <xsd:element id="reg_RealEstateReceivedThroughDistributionInKind" name="RealEstateReceivedThroughDistributionInKind" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" 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_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_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 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 id="reg_ScheduleofPreferredStockTableTextBlock" name="ScheduleofPreferredStockTableTextBlock" nillable="true" substitutionGroup="xbrli:item" type="nonnum:textBlockItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_ScheduleofVariableInterestEntitiesAbstract" name="ScheduleofVariableInterestEntitiesAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" 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_SherwoodMarketCenterMember" name="SherwoodMarketCenterMember" 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_ShoppesOfGrandeOakMember" name="ShoppesOfGrandeOakMember" 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_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_ShopsatMiraVistaMember" name="ShopsatMiraVistaMember" 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_SouthBayVillageMember" name="SouthBayVillageMember" 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_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_StraightLineRentReceivableGross" name="StraightLineRentReceivableGross" 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_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_TaxStatusofDividendsAbstract" name="TaxStatusofDividendsAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" 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 id="reg_TenantReceivables" name="TenantReceivables" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="debit" xbrli:periodType="instant" />
  <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_TermsAndConditionsOfPreferredStockDetailsAbstract" name="TermsAndConditionsOfPreferredStockDetailsAbstract" nillable="true" substitutionGroup="xbrli:item" type="xbrli:stringItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TheHubHillcrestMarketMember" name="TheHubHillcrestMarketMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TheMarketatSpringwoodsVillageMember" name="TheMarketatSpringwoodsVillageMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TheVillageatRiverstoneMember" name="TheVillageatRiverstoneMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_TheVillageatTustinLegacyMember" name="TheVillageatTustinLegacyMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" 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_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_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_UnconsolidatedInvestmentsinPartnershipMember" name="UnconsolidatedInvestmentsinPartnershipMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_UnconsolidatedInvestmentsinPartnershipProRataShareMemberMember" name="UnconsolidatedInvestmentsinPartnershipProRataShareMemberMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_UniversityCommonsMember" name="UniversityCommonsMember" 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 id="reg_UnsecuredDebtRepayment" name="UnsecuredDebtRepayment" nillable="true" substitutionGroup="xbrli:item" type="xbrli:monetaryItemType" xbrli:balance="credit" xbrli:periodType="instant" />
  <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_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_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_VillageatLaFlorestaMember" name="VillageatLaFlorestaMember" 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 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_WestchaseMember" name="WestchaseMember" nillable="true" substitutionGroup="xbrli:item" type="nonnum:domainItemType" xbrli:periodType="duration" />
  <xsd:element abstract="true" id="reg_WestchesterCommonsMember" name="WestchesterCommonsMember" 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_WillowFestivalMember" name="WillowFestivalMember" 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>
