Regency Centers (REG) reported net income attributable to common stockholders of $75.1 million in the third quarter of 2026, or $0.41 per diluted share, compared with $106.0 million ($0.58 per share) in the same period of 2025. The result includes impairment provisions (accounting write-downs) of $65.1 million, or $0.35 per share, and gains on real estate sales of $23.8 million, or $0.13 per share.
Nareit FFO (funds from operations, a non-GAAP measure used by REITs that excludes depreciation, gains and write-downs on real estate) was $230.8 million, or $1.23 per share, compared with $213.5 million ($1.15) a year earlier. Core Operating Earnings (non-GAAP) totaled $220.6 million, or $1.18 per share, compared with $1.09. Same-property NOI (net operating income from properties) rose 5.1%, and the occupancy rate was 97.0%.
The board of directors declared a quarterly dividend of $0.800 per share, an increase of 6%. It will be paid on January 5, 2027, to shareholders of record as of December 14, 2026.
The company raised its 2026 guidance for Nareit FFO to between $4.86 and $4.88 per share (previously $4.84 to $4.88), and for Core Operating Earnings to $4.65 to $4.67 per share (previously $4.62 to $4.66). The same-property NOI growth target is now 4.25% or more (previously 3.7% to 4.1%). Net income per share guidance was lowered to $2.31 to $2.33 (previously $2.48 to $2.52).
During the quarter, Regency started development and redevelopment projects totaling $101 million. The ratio of net debt plus preferred stock to trailing 12-month operating EBITDAre was 4.9 times.
