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Business Description
Regency Centers Corporation is a real estate investment trust that owns and operates grocery-anchored shopping centers in the United States. As of December 31, 2003, the Company's portfolio of real estate investments included 265 shopping centers in 22 states with 30.3 million square feet of gross leasable area (GLA), and was 92.2% leased. Geographically, 19.6% of its GLA is located in Florida, 19.5% in California, 16.8% in Texas, 6.6% in Georgia, 6.3% in Ohio and 31.2% spread throughout 17 other states. Regency owns and operates its shopping centers through its operating partnership, Regency Centers, L.P. (RCLP), in which the Company owns 98% of the operating partnership units. Regency's operating, investing and financing activities are generally performed by RCLP.

Financial Information
For the nine months ended 9/30/04, revenues increased 7% to $285.8 million. Net income applicable to Common from continuing operations rose 8% to $65.5 million. Revenues reflect changes in occupancy for the combined portfolio of stabilized and development properties and higher rental rates. Higher income also reflects reduced interest expense.