Regency Centers (REG) 10-Q 6 May 16 2016 Q1 Quarterly report Financial data

Document and Entity Information

Document and Entity Information - shares	3 Months Ended
	Mar. 31, 2016	May. 04, 2016
Entity Registrant Name	REGENCY CENTERS CORP
Entity Central Index Key	910,606
Document Type	10-Q
Document Period End Date	Mar. 31, 2016
Amendment Flag	false
Document Fiscal Year Focus	2,016
Document Fiscal Period Focus	Q1
Entity Well-known Seasoned Issuer	Yes
Entity Voluntary Filers	No
Entity Current Reporting Status	Yes
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock, Shares Outstanding		97,611,143
Partnership Interest [Member]
Entity Registrant Name	REGENCY CENTERS LP
Entity Central Index Key	1,066,247
Entity Filer Category	Accelerated Filer

Consolidated Balance Sheets

Consolidated Balance Sheets - USD ($) $ in Thousands	Mar. 31, 2016	Dec. 31, 2015
Real estate investments at cost:
Notes receivable	$ 10,487	$ 10,480
Liabilities:
Notes payable	1,670,750	1,699,771
Unsecured credit facilities	164,550	164,514
Parent Company [Member]
Real estate investments at cost:
Land	1,435,619	1,432,468
Buildings and improvements	2,904,538	2,896,396
Properties in development	182,598	217,036
Gross real estate investments at cost	4,522,755	4,545,900
Less: accumulated depreciation	1,060,922	1,043,787
Total Cost Net of Accumulated Depreciation	3,461,833	3,502,113
Properties held for sale	26,861	0
Investments in real estate partnerships	287,500	306,206
Net real estate investments	3,776,194	3,808,319
Cash and cash equivalents	27,137	36,856
Restricted cash	3,893	3,767
Accounts receivable, net of allowance for doubtful accounts of $5,304 and $5,295 at March 31, 2016 and December 31, 2015, respectively	25,702	32,292
Straight-line rent receivable, net of reserve of $1,421 and $1,365 at March 31, 2016 and December 31, 2015, respectively	65,067	63,392
Notes receivable	10,487	10,480
Deferred Costs, Leasing, Net	69,200	66,367
Acquired lease intangible assets, less accumulated amortization of $47,470 and $45,639 at March 31, 2016 and December 31, 2015, respectively	112,513	105,380
Trading securities held in trust, at fair value	29,615	29,093
Other assets	27,565	26,935
Total assets	4,147,373	4,182,881
Liabilities:
Notes payable	1,670,750	1,699,771
Unsecured credit facilities	164,550	164,514
Accounts payable and other liabilities	157,732	164,515
Acquired lease intangible liabilities, less accumulated accretion of $18,603 and $17,555 at March 31, 2016 and December 31, 2015, respectively	43,751	42,034
Tenants’ security, escrow deposits and prepaid rent	28,217	29,427
Total liabilities	$ 2,065,000	$ 2,100,261
Commitments and contingencies (note 12)
Stockholders’ equity/Partners' capital:
Preferred stock, $0.01 par value per share, 30,000,000 shares authorized; 13,000,000 Series 6 and 7 shares issued and outstanding at March 31, 2016 and December 31, 2015, with liquidation preferences of $25 per share	$ 325,000	$ 325,000
Common stock, $0.01 par value per share,150,000,000 shares authorized; 97,610,485 and 97,212,638 shares issued at March 31, 2016 and December 31, 2015, respectively	976	972
Treasury stock at cost, 382,969 and 417,862 shares held at March 31, 2016 and December 31, 2015, respectively	(18,371)	(19,658)
Additional paid in capital	2,748,904	2,742,508
Accumulated other comprehensive loss	(72,893)	(58,693)
Distributions in excess of net income	(936,945)	(936,020)
Total stockholders’ equity	2,046,671	2,054,109
Noncontrolling interests:
Exchangeable operating partnership units, aggregate redemption value of $11,540 and $10,502 at March 31, 2016 and December 31, 2015, respectively	(1,989)	(1,975)
Limited partners’ interests in consolidated partnerships	37,691	30,486
Stockholders' Equity Attributable to Noncontrolling Interest	35,702	28,511
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	2,082,373	2,082,620
Total liabilities and equity	4,147,373	4,182,881
Partnership Interest [Member]
Real estate investments at cost:
Land	1,435,619	1,432,468
Buildings and improvements	2,904,538	2,896,396
Properties in development	182,598	217,036
Gross real estate investments at cost	4,522,755	4,545,900
Less: accumulated depreciation	1,060,922	1,043,787
Total Cost Net of Accumulated Depreciation	3,461,833	3,502,113
Properties held for sale	26,861	0
Investments in real estate partnerships	287,500	306,206
Net real estate investments	3,776,194	3,808,319
Cash and cash equivalents	27,137	36,856
Restricted cash	3,893	3,767
Accounts receivable, net of allowance for doubtful accounts of $5,304 and $5,295 at March 31, 2016 and December 31, 2015, respectively	25,702	32,292
Straight-line rent receivable, net of reserve of $1,421 and $1,365 at March 31, 2016 and December 31, 2015, respectively	65,067	63,392
Notes receivable	10,487	10,480
Deferred Costs, Leasing, Net	69,200	66,367
Acquired lease intangible assets, less accumulated amortization of $47,470 and $45,639 at March 31, 2016 and December 31, 2015, respectively	112,513	105,380
Trading securities held in trust, at fair value	29,615	29,093
Other assets	27,565	26,935
Total assets	4,147,373	4,182,881
Liabilities:
Notes payable	1,670,750	1,699,771
Unsecured credit facilities	164,550	164,514
Accounts payable and other liabilities	157,732	164,515
Acquired lease intangible liabilities, less accumulated accretion of $18,603 and $17,555 at March 31, 2016 and December 31, 2015, respectively	43,751	42,034
Tenants’ security, escrow deposits and prepaid rent	28,217	29,427
Total liabilities	$ 2,065,000	$ 2,100,261
Commitments and contingencies (note 12)
Stockholders’ equity/Partners' capital:
Preferred units of general partner, $0.01 par value per unit, 13,000,000 units issued and outstanding at March 31, 2016 and December 31, 2015, liquidation preference of $25 per unit	$ 325,000	$ 325,000
General partner; 97,610,485 and 97,212,638 units outstanding at March 31, 2016 and December 31, 2015, respectively	1,794,564	1,787,802
Limited partners; 154,170 units outstanding at March 31, 2016 and December 31, 2015	(1,989)	(1,975)
Accumulated other comprehensive loss	(72,893)	(58,693)
Total partners’ capital	2,044,682	2,052,134
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	37,691	30,486
Total noncontrolling interests	37,691	30,486
Total equity	2,082,373	2,082,620
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	2,082,373	2,082,620
Total liabilities and equity	4,147,373	4,182,881
Preferred Stock [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	325,000
Common Stock [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	976
Treasury Stock [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(18,371)
Additional Paid-in Capital [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	2,748,904
AOCI Attributable to Parent [Member]
Stockholders’ equity/Partners' capital:
Accumulated other comprehensive loss	(72,893)	(58,693)
AOCI Attributable to Parent [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(72,893)
AOCI Attributable to Parent [Member] | Partnership Interest [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(72,893)	(58,693)
Accumulated Distributions in Excess of Net Income [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(936,945)
Total Stockholders' Equity [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	2,046,671
Noncontrolling Interest Exchangeable Operating Partnership Units [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	(1,989)
Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	37,691
Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] | Partnership Interest [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	37,691	$ 30,486
Total Noncontrolling Interests [Member] | Parent Company [Member]
Noncontrolling interests:
Stockholders' Equity, Including Portion Attributable to Noncontrolling Interest	$ 35,702

Consolidated Balance Sheets (Pa

Consolidated Balance Sheets (Parenthetical) - USD ($) $ in Thousands	Mar. 31, 2016	Dec. 31, 2015
Parent Company [Member]
Allowance for doubtful accounts receivable	$ 5,304	$ 5,295
Straight-line rent receivable allowance	1,421	1,365
Deferred costs accumulated amortization	78,852	76,823
Accumulated amortization of acquired lease intangible assets	47,470	45,639
Accumulated Accretion	$ 18,603	$ 17,555
Preferred stock, par value per share	$ 0.01	$ 0.01
Preferred stock, shares authorized	30,000,000	30,000,000
Preferred units of Series 6-7, units issued	13,000,000	13,000,000
Preferred units of Series 6-7, units outstanding	13,000,000	13,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
Common stock, par value per share	$ 0.01	$ 0.01
Common stock, shares authorized	150,000,000	150,000,000
Common stock, shares issued	97,610,485	97,212,638
Exchangeable operating partnership units aggregate redemption value	$ 11,540	$ 10,502
Treasury stock, shares held at cost	382,969	417,862
Partnership Interest [Member]
Allowance for doubtful accounts receivable	$ 5,304	$ 5,295
Straight-line rent receivable allowance	1,421	1,365
Deferred costs accumulated amortization	78,852	76,823
Accumulated amortization of acquired lease intangible assets	47,470	45,639
Accumulated accretion of acquired lease intangible liabilities	$ 18,603	$ 17,555
Preferred units of general partner par value per unit	$ 0.01	$ 0.01
Preferred units of Series 6-7, units issued	13,000,000	13,000,000
Preferred units of Series 6-7, units outstanding	13,000,000	13,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
General partner units, outstanding	97,610,485	97,212,638
Limited partner units, outstanding	154,170	154,170

Consolidated Statements of Oper

Consolidated Statements of Operations - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Other expense (income):
Provision for impairment	$ (866)	$ 0
Discontinued operations, net:
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	12,868	803
Parent Company [Member]
Revenues:
Minimum rent	107,674	101,305
Percentage rent	1,703	1,808
Recoveries from tenants and other income	33,487	31,048
Management Fees Revenue	6,764	6,238
Total revenues	149,628	140,399
Operating expenses:
Depreciation and amortization	38,716	35,992
Operating and maintenance	22,685	21,172
General and administrative	16,299	16,378
Real estate taxes	15,870	15,131
Other operating expenses	2,306	1,166
Total operating expenses	95,876	89,839
Other expense (income):
Interest expense, net	24,142	26,633
Provision for impairment	1,666	0
Early extinguishment of debt	0	61
Marketable Securities, Gain (Loss), Excluding Other than Temporary Impairments	(155)	634
Total other expense	25,963	25,938
Income from operations before equity in income of investments in real estate partnerships	27,789	24,622
Equity in income of investments in real estate partnerships	12,920	5,567
Income from operations	40,709	30,189
Discontinued operations, net:
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	12,868	803
Net income	53,577	30,992
Noncontrolling interests:
Exchangeable operating partnership units	(85)	(49)
Limited partners’ interests in consolidated partnerships	(349)	(503)
Income attributable to noncontrolling interests	(434)	(552)
Net income attributable to the Company	53,143	30,440
Preferred stock dividends	(5,266)	(5,266)
Net Income (Loss) Available to Common Stockholders, Basic	$ 47,877	$ 25,174
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ 0.49	$ 0.27
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ 0.49	$ 0.27
Partnership Interest [Member]
Revenues:
Minimum rent	$ 107,674	$ 101,305
Percentage rent	1,703	1,808
Recoveries from tenants and other income	33,487	31,048
Management Fees Revenue	6,764	6,238
Total revenues	149,628	140,399
Operating expenses:
Depreciation and amortization	38,716	35,992
Operating and maintenance	22,685	21,172
General and administrative	16,299	16,378
Real estate taxes	15,870	15,131
Other operating expenses	2,306	1,166
Total operating expenses	95,876	89,839
Other expense (income):
Interest expense, net	24,142	26,633
Provision for impairment	1,666	0
Early extinguishment of debt	0	61
Marketable Securities, Gain (Loss), Excluding Other than Temporary Impairments	(155)	634
Total other expense	25,963	25,938
Income from operations before equity in income of investments in real estate partnerships	27,789	24,622
Equity in income of investments in real estate partnerships	12,920	5,567
Income from operations	40,709	30,189
Discontinued operations, net:
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	12,868	803
Net income	53,577	30,992
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	(349)	(503)
Income attributable to noncontrolling interests	(349)	(503)
Net income attributable to the Company	53,228	30,489
Distributions Paid To Preferred Unit Holders	5,266	5,266
Net income attributable to common unit holders	$ 47,962	$ 25,223
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ 0.49	$ 0.27
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ 0.49	$ 0.27

Consolidated Statements of Ope5

Consolidated Statements of Operations (Parenthetical) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Parent Company [Member]
Interest income
Unrealized Gain on Securities	$ 230	$ 417
Partnership Interest [Member]
Interest income
Unrealized Gain on Securities	$ 230	$ 417

Consolidated Statements of Comp

Consolidated Statements of Comprehensive Income - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Other comprehensive loss:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	$ (16,785)	$ (13,882)
Parent Company [Member]
Net income	(53,577)	(30,992)
Other comprehensive loss:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(16,785)	(13,882)
Less: reclassification adjustment of derivative instruments included in net income	2,453	2,249
Available-for-sale Securities, Gross Unrealized Gain	(36)	0
Other comprehensive (loss) income	(14,368)	(11,633)
Comprehensive income	39,209	19,359
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	(434)	(552)
Other comprehensive loss attributable to noncontrolling interests	(168)	(104)
Comprehensive income attributable to noncontrolling interests	266	448
Comprehensive income attributable to the Company	38,943	18,911
Partnership Interest [Member]
Net income	(53,577)	(30,992)
Other comprehensive loss:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(16,785)	(13,882)
Less: reclassification adjustment of derivative instruments included in net income	2,453	2,249
Available-for-sale Securities, Gross Unrealized Gain	(36)	0
Other comprehensive (loss) income	(14,368)	(11,633)
Comprehensive income	39,209	19,359
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	(349)	(503)
Other comprehensive loss attributable to noncontrolling interests	(146)	(86)
Comprehensive income attributable to noncontrolling interests	203	417
Comprehensive income attributable to the Company	$ 39,006	$ 18,942

Consolidated Statement of Chang

Consolidated Statement of Changes in Equity - USD ($) shares in Thousands, $ in Thousands	Parent Company [Member]	Partnership Interest [Member]	Preferred Stock [Member]Parent Company [Member]	Common Stock [Member]Parent Company [Member]	Treasury Stock [Member]Parent Company [Member]	Additional Paid-in Capital [Member]Parent Company [Member]	Accumulated Other Comprehensive Income (Loss) [Member]	Accumulated Other Comprehensive Income (Loss) [Member]Parent Company [Member]	Accumulated Other Comprehensive Income (Loss) [Member]Partnership Interest [Member]	Distributions in Excess of Net Income [Member]Parent Company [Member]	Total Stockholders' Equity [Member]Parent Company [Member]	Noncontrolling Interest Exchangeable Operating Partnership Units [Member]Parent Company [Member]	Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member]Parent Company [Member]	Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member]Partnership Interest [Member]	Total Noncontrolling Interests [Member]Parent Company [Member]	General Partner Preferred and Common Units [Member]Partnership Interest [Member]	Limited Partners [Member]Partnership Interest [Member]	Total Partners' Capital [Member]Partnership Interest [Member]	Preferred Units [Member]Accumulated Other Comprehensive Income (Loss) [Member]Partnership Interest [Member]	Preferred Units [Member]Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member]Partnership Interest [Member]	Preferred Units [Member]General Partner Preferred and Common Units [Member]Partnership Interest [Member]	Preferred Units [Member]Limited Partners [Member]Partnership Interest [Member]	Preferred Units [Member]Total Partners' Capital [Member]Partnership Interest [Member]	Common Stock [Member]Parent Company [Member]	Common Stock [Member]Preferred Stock [Member]Parent Company [Member]	Common Stock [Member]Common Stock [Member]Parent Company [Member]	Common Stock [Member]Treasury Stock [Member]Parent Company [Member]	Common Stock [Member]Additional Paid-in Capital [Member]Parent Company [Member]	Common Stock [Member]Accumulated Other Comprehensive Income (Loss) [Member]Parent Company [Member]	Common Stock [Member]Distributions in Excess of Net Income [Member]Parent Company [Member]	Common Stock [Member]Total Stockholders' Equity [Member]Parent Company [Member]	Common Stock [Member]Noncontrolling Interest Exchangeable Operating Partnership Units [Member]Parent Company [Member]	Common Stock [Member]Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member]Parent Company [Member]	Common Stock [Member]Total Noncontrolling Interests [Member]Parent Company [Member]
Beginning balance at Dec. 31, 2014	$ 1,936,482	$ 1,936,482	$ 325,000	$ 941	$ (19,382)	$ 2,540,153		$ (57,748)	$ (57,748)	$ (882,372)	$ 1,906,592	$ (1,914)	$ 31,804	$ 31,804	$ 29,890	$ 1,964,340	$ (1,914)	$ 1,904,678
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income	30,992	30,992	0	0	0	0		0	0		30,440	49	503	503	552	30,440	49	30,489
Net Income (Loss) Attributable to Parent	30,440	30,489
Current period other comprehensive income, net	(11,633)	(11,633)	0	0	0	0	$ (11,529)	(11,529)	(11,529)	0	(11,529)	(18)	(86)			0	(18)	(11,547)
Other comprehensive loss attributable to noncontrolling interests	(104)	(86)
Adjustments to Additional Paid in Capital, Share-based Compensation, Other Long-term Incentive Plans, Requisite Service Period Recognition	0		0	0	(1,256)	1,256		0		0	0	0	0		0
Restricted stock issued, net of amortization	3,548	3,548	0	2	0	3,546		0	0	0	3,548	0	0	0	0	3,548	0	3,548
Common stock redeemed for taxes withheld for stock based compensation, net																								$ 9,850	$ 0	$ 0	$ 0	$ 9,850	$ 0	$ 0	$ 9,850	$ 0	$ 0	$ 0
Common stock issued for dividend reinvestment plan	374	374																							0	0	0	374	0	0	374	0	0	0
Common stock issued for stock offerings, net of issuance costs			0	0	0	992		0		0	992	0	0		0
Contributions from partners	13	13	0	0	0	0		0	0	0	0	0	13	13	13	0	0	0
Distributions to partners	(1,050)	(46,773)	0	0	0	0		0	0	0	0	0	(1,050)	(1,050)	(1,050)	(45,647)	(76)	(45,723)
Cash dividends declared: preferred stock/unit	5,266	5,266	0	0	0	0		0		5,266	5,266	0	0		0				$ 0	$ 0	$ 5,266	$ 0	$ 5,266
Preferred Stock Dividends, Income Statement Impact	5,266
Cash dividends declared - common stock/unit	45,723		0	0	0	0		0		45,647	45,647	76	0		76
Ending Balance at Mar. 31, 2015	1,898,879	$ 1,898,879	325,000	943	(20,638)	2,536,471		(69,277)	$ (69,277)	(902,845)	1,869,654	(1,959)	31,184	$ 31,184	29,225	$ 1,938,931	$ (1,959)	$ 1,867,695
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Partners' Capital Account, Units, Redeemed		8,484							0					0		8,484	0	8,484
Beginning balance at Dec. 31, 2015	2,082,620	$ 2,082,620							$ (58,693)					$ 30,486		$ 2,112,802	$ (1,975)	$ 2,052,134
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income	53,577	53,577	0	0	0	0		0	0		53,143	85	349	349	434	53,143	85	53,228
Net Income (Loss) Attributable to Parent	53,143	53,228
Current period other comprehensive income, net	(14,368)	(14,368)	0	0	0	0	$ (14,200)	(14,200)	(14,200)	0	(14,200)	(22)	(146)			0	(22)	(14,222)
Other comprehensive loss attributable to noncontrolling interests	(168)	(146)
Adjustments to Additional Paid in Capital, Share-based Compensation, Other Long-term Incentive Plans, Requisite Service Period Recognition	0		0	0	1,287	(1,287)		0		0	0	0	0		0
Restricted stock issued, net of amortization	3,402	3,402	0	2	0	3,400		0	0	0	3,402	0	0	0	0	3,402	0	3,402
Common stock redeemed for taxes withheld for stock based compensation, net																								7,950	0	0	0	7,950	0	0	7,950	0	0	0
Common stock issued for dividend reinvestment plan	292	292																							0	0	0	292	0	0	292	0	0	0
Common stock issued for stock offerings, net of issuance costs																								$ 12,293	$ 0	$ 2	$ 0	$ 12,291	$ 0	$ 0	$ 12,293	$ 0	$ 0	$ 0
Contributions from partners	8,389	8,389	0	0	0	0		0	0	0	0	0	8,389	8,389	8,389	0	0	0
Distributions to partners	(1,737)	(50,616)	0	0	0	(350)		0	0	0	(350)	0	(1,387)	(1,387)	(1,387)	49,152	(77)	(49,229)
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances		4,635							0					0		4,635	0	4,635
Cash dividends declared: preferred stock/unit	5,266	5,266	0	0	0	0		0			5,266	0	0		0				$ 0	$ 0	$ 5,266	$ 0	$ 5,266
Preferred Stock Dividends, Income Statement Impact	5,266
Cash dividends declared - common stock/unit	48,879		0	0	0	0		0		48,802	48,802	77	0		77
Ending Balance at Mar. 31, 2016	$ 2,082,373	$ 2,082,373	$ 325,000	$ 976	$ (18,371)	$ 2,748,904		$ (72,893)	$ (72,893)	$ (936,945)	$ 2,046,671	$ (1,989)	$ 37,691	$ 37,691	$ 35,702	$ 2,119,564	$ (1,989)	$ 2,044,682

Consolidated Statement of Chan8

Consolidated Statement of Changes in Equity (Parenthetical) - $ / shares	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Common stock/unit per share	$ 0.50	$ 0.485

Consolidated Statements of Cash

Consolidated Statements of Cash Flows - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Cash flows from investing activities:
Payments for Deposits on Real Estate Acquisitions	$ (1,300)
Proceeds from sale of real estate investments	34,321	$ 3,414
Cash flows from financing activities:
Net proceeds from common stock issuance	12,584	1,173
Parent Company [Member]
Cash flows from operating activities:
Net income	53,577	30,992
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	38,716	35,992
Amortization of deferred loan cost and debt premium	2,353	2,447
Amortization and (accretion) of above and below market lease intangibles, net	(351)	(521)
Share-based Compensation	2,621	2,900
Stock-based compensation, net of capitalization	814	701
Equity in income of investments in real estate partnerships	(12,920)	(5,567)
Gain on sale of real estate	(12,868)	(803)
Provision for impairment	(1,666)	0
Early extinguishment of debt	0	61
Distribution of earnings from operations of investments in real estate partnerships	(13,840)	(12,301)
Deferred compensation expense	(148)	631
Realized and unrealized loss (gain) on investments	155	(634)
Increase (Decrease) in Restricted Cash for Operating Activities	109	(1,415)
Changes in assets and liabilities:
Accounts receivable	(3,613)	(7,827)
Straight-line rent receivables, net	(1,848)	(1,877)
Deferred leasing costs	(2,903)	(1,816)
Other assets	(746)	(1,137)
Accounts payable and other liabilities	(7,286)	(13,101)
Tenants’ security, escrow deposits and prepaid rent	(1,301)	1,124
Net cash provided by operating activities	68,835	54,458
Cash flows from investing activities:
Acquisition of operating real estate	(16,483)	0
Payments for Deposits on Real Estate Acquisitions	0	(4,000)
Real estate development and capital improvements	(38,289)	(55,047)
Proceeds from sale of real estate investments	32,261	3,414
Investments in real estate partnerships	(2,438)	(1,344)
Proceeds from Equity Method Investment, Dividends or Distributions, Return of Capital	18,296	2,717
Dividends on investments	59	31
Acquisition of securities	(41,946)	(3,726)
Proceeds from sale of securities	41,207	2,868
Net cash used in investing activities	(7,333)	(55,087)
Cash flows from financing activities:
Net proceeds from common stock issuance	12,293	992
Proceeds from sale of treasury stock	904	0
Distributions to limited partners in consolidated partnerships, net	(1,707)	(1,050)
Distributions to exchangeable operating partnership unit holders	(77)	(76)
Dividends paid to common stockholders	(48,510)	(45,273)
Dividends paid to preferred stockholders	(5,266)	(5,266)
Proceeds from unsecured credit facilities	10,000	40,000
Repayment of unsecured credit facilities	(10,000)	(10,000)
Proceeds from notes payable	0	1,351
Repayments of Notes Payable	27,281	55,777
Scheduled principal payments	(1,572)	(1,481)
Payment of loan costs	(5)	(78)
Net cash used in financing activities	(71,221)	(76,658)
Net decrease in cash and cash equivalents	(9,719)	(77,287)
Cash and cash equivalents at beginning of the period	36,856	113,776
Cash and cash equivalents at end of the period	27,137	36,489
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $973 and $2,059 in 2016 and 2015, respectively)	7,611	17,964
Income Taxes Paid	0	697
Supplemental disclosure of non-cash transactions:
Change in fair value of derivative instruments	(16,785)	(13,882)
Common stock issued for dividend reinvestment plan	292	374
Contributions from limited partners in consolidated partnerships, net	8,362	13
Common stock issued for dividend reinvestment in trust	190	214
Contribution of stock awards into trust	958	1,042
Distribution of stock held in trust	1,807	0
Unrealized Gain (Loss) on Securities	(36)	0
Partnership Interest [Member]
Cash flows from operating activities:
Net income	53,577	30,992
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	38,716	35,992
Amortization of deferred loan cost and debt premium	2,353	2,447
Amortization and (accretion) of above and below market lease intangibles, net	(351)	(521)
Share-based Compensation	2,621	2,900
Stock-based compensation, net of capitalization	814	701
Equity in income of investments in real estate partnerships	(12,920)	(5,567)
Gain on sale of real estate	(12,868)	(803)
Provision for impairment	(1,666)	0
Early extinguishment of debt	0	61
Distribution of earnings from operations of investments in real estate partnerships	(13,840)	(12,301)
Deferred compensation expense	(148)	631
Realized and unrealized loss (gain) on investments	155	(634)
Increase (Decrease) in Restricted Cash for Operating Activities	109	(1,415)
Changes in assets and liabilities:
Accounts receivable	(3,613)	(7,827)
Straight-line rent receivables, net	(1,848)	(1,877)
Deferred leasing costs	(2,903)	(1,816)
Other assets	(746)	(1,137)
Accounts payable and other liabilities	(7,286)	(13,101)
Tenants’ security, escrow deposits and prepaid rent	(1,301)	1,124
Net cash provided by operating activities	68,835	54,458
Cash flows from investing activities:
Acquisition of operating real estate	(16,483)	0
Payments for Deposits on Real Estate Acquisitions	0	(4,000)
Real estate development and capital improvements	(38,289)	(55,047)
Proceeds from sale of real estate investments	32,261	3,414
Investments in real estate partnerships	(2,438)	(1,344)
Proceeds from Equity Method Investment, Dividends or Distributions, Return of Capital	18,296	2,717
Dividends on investments	59	31
Acquisition of securities	(41,946)	(3,726)
Proceeds from sale of securities	41,207	2,868
Net cash used in investing activities	(7,333)	(55,087)
Cash flows from financing activities:
Net proceeds from common units issued as a result of common stock issued by Parent Company	12,293	992
Proceeds from sale of treasury stock	904	0
Distributions to limited partners in consolidated partnerships, net	(1,707)	(1,050)
Dividends paid to common stockholders	(48,587)	(45,349)
Dividends paid to preferred stockholders	(5,266)	(5,266)
Proceeds from unsecured credit facilities	10,000	40,000
Repayment of unsecured credit facilities	(10,000)	(10,000)
Proceeds from notes payable	0	1,351
Repayments of Notes Payable	27,281	55,777
Scheduled principal payments	(1,572)	(1,481)
Payment of loan costs	(5)	(78)
Net cash used in financing activities	(71,221)	(76,658)
Net decrease in cash and cash equivalents	(9,719)	(77,287)
Cash and cash equivalents at beginning of the period	36,856	113,776
Cash and cash equivalents at end of the period	27,137	36,489
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $973 and $2,059 in 2016 and 2015, respectively)	7,611	17,964
Income Taxes Paid	0	697
Supplemental disclosure of non-cash transactions:
Change in fair value of derivative instruments	(16,785)	(13,882)
Common stock issued for dividend reinvestment plan	292	374
Contributions from limited partners in consolidated partnerships, net	8,362	13
Non-controlling interest recorded, fair value	0	0
Common stock issued for dividend reinvestment in trust	190	214
Contribution of stock awards into trust	958	1,042
Distribution of stock held in trust	1,807	0
Unrealized Gain (Loss) on Securities	$ (36)	$ 0

Consolidated Statements of Ca10

Consolidated Statements of Cash Flows (Parenthetical) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Parent Company [Member]
Capitalized interest	$ 973	$ 2,059
Partnership Interest [Member]
Capitalized interest	$ 973	$ 2,059

Organization and Principles of

Organization and Principles of Consolidation	3 Months Ended
	Mar. 31, 2016
Organization, Consolidation and Presentation of Financial Statements [Abstract]
Organization and Principles of Consolidation	Organization and Principles of Consolidation General Regency Centers Corporation (the “Parent Company”) began its operations as a Real Estate Investment Trust (“REIT”) in 1993 and is the general partner of Regency Centers, L.P. (the “Operating Partnership”). The Parent Company engages in the ownership, management, leasing, acquisition, and development of retail shopping centers through the Operating Partnership, and has no other assets or liabilities other than through its investment in the Operating Partnership. The Parent Company currently owns approximately 99.8% of the outstanding common Partnership Units of the Operating Partnership. As of March 31, 2016 , the Parent Company, the Operating Partnership, and their controlled subsidiaries on a consolidated basis (the "Company” or “Regency”) directly owned 199 retail shopping centers and held partial interests in an additional 115 retail shopping centers through investments in real estate partnerships (also referred to as "joint ventures" or "investment partnerships"). The consolidated financial statements reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results for the interim periods presented. These adjustments are considered to be of a normal recurring nature. Consolidation The Company consolidates properties that are wholly owned or properties where it owns less than 100%, but which it controls. Control is determined using an evaluation based on accounting standards related to the consolidation of voting interest entities and variable interest entities ("VIEs"). For joint ventures that are determined to be a VIE, it consolidates the entity where it is deemed to be the primary beneficiary. Determination of the primary beneficiary is based on whether an entity has (1) the power to direct the activities of the VIE that most significantly impact the entity's economic performance, and (2) the obligation to absorb losses of the entity that could potentially be significant to the VIE or the right to receive benefits from the entity that could potentially be significant to the VIE. The Company's determination of the primary beneficiary considers all relationships between it and the VIE, including management agreements and other contractual arrangements. Ownership of the Operating Partnership The Operating Partnership’s capital includes general and limited common Partnership Units. As of December 31, 2015, the Parent Company owned approximately 99.8% of the outstanding common Partnership Units of the Operating Partnership with the remaining limited Partnership Units held by third parties (“Exchangeable operating partnership units” or “EOP units”). The Parent Company serves as general partner of the Operating Partnership. The EOP unit holders have limited rights over the Operating Partnership such that they do not have characteristics of a controlling financial interest. As such, the Operating Partnership is considered a variable interest entity, and the Parent Company is the primary beneficiary which consolidates it. The Parent Company’s only investment is the Operating Partnership. Real Estate Partnerships Regency owns 115 properties through partnerships with institutional investors, other real estate developers and/or operators, and individual parties who help Regency source transactions for development and investment ("the Partners", "limited partners"). Regency has a variable interest in these entities through its equity interest. As managing member, Regency maintains the books and records and typically provides leasing and property management to the partnerships. The partners’ level of involvement varies from protective decisions (debt, bankruptcy, selling primary asset(s) of business) to involvement in approving leases, operating budgets, and capital budgets. • Those partnerships for which the partners only have protective rights are considered VIEs under ASC 810, Consolidation. Regency is the primary beneficiary of these VIEs as Regency has power over these partnerships and they operate primarily for the benefit of Regency. As such, Regency consolidates these entities and reports the limited partners’ interest as noncontrolling interests. The majority of the operations of the VIEs are funded with cash flows generated by the properties, or in the case of developments, with capital contributions or third party construction loans. Regency does not provide financial support to the VIEs. The major classes of assets and liabilities held by these VIEs are as follows: (in thousands) March 31, 2016 December 31, 2015 Assets Real estate assets, net $ 90,139 81,424 Cash and cash equivalents 9,670 790 Liabilities Notes payable 17,635 17,948 Equity Limited partners’ interests in consolidated partnerships 19,208 11,058 • Those partnerships for which the partners are involved in the day to day decisions and do not have any other aspects that would cause them to be considered VIEs, are evaluated for consolidation using the voting interest model. ◦ Those partnerships which Regency has a controlling financial interest are consolidated and the limited partners’ ownership interest and share of net income is recorded as noncontrolling interest. ◦ Those partnerships which Regency does not have a controlling financial interest are accounted for using the equity method and its ownership interest is recognized through single-line presentation as Investments in Real Estate Partnerships, in the Consolidated Balance Sheet, and Equity in Income of Investments in Real Estate Partnerships, in the Consolidated Statements of Operations. The assets of these partnerships are restricted to the use of the partnerships and cannot be used by general creditors of the Company. And similarly, the obligations of these partnerships can only be settled by the assets of these partnerships.

Real Estate Investments

Real Estate Investments	3 Months Ended
	Mar. 31, 2016
Business Combinations [Abstract]
Real Estate Investments	Real Estate Investments The following table details the shopping centers acquired or land acquired for development during the three months ended March 31, 2016 . The real estate operations acquired are not considered material to the Company, individually or in the aggregate. Additionally, the Company had $1.3 million in deposits toward the potential acquisition of operating properties. There were no shopping centers or land acquired during the three months ended March 31, 2015 : (in thousands) Three months ended March 31, 2016 Date Purchased Property Name City/State Property Type Ownership Purchase Price Debt Assumed, Net of Premiums Intangible Assets Intangible Liabilities 2/22/16 Garden City Park Garden City Park, NY Operating 100% $17,300 — 10,171 2,940 3/4/16 The Market at Springwoods Village (1) Houston, TX Development 53% 17,994 — — — Total property acquisitions $35,294 — 10,171 2,940 (1) Regency acquired a 53% controlling interest in the Market at Springwoods Village partnership to develop a shopping center on land contributed by the partner. As a result of consolidation, the Company recorded the partner's non-controlling interest of $8.4 million .

Property Dispositions

Property Dispositions	3 Months Ended
	Mar. 31, 2016
Discontinued Operations and Disposal Groups [Abstract]
Property Dispositions	Property Dispositions Dispositions The following table provides a summary of shopping centers and land out-parcels disposed of: Three months ended March 31, (in thousands) 2016 2015 Net proceeds from sale of real estate investments $ 34,321 $ 3,414 Gain on sale of real estate $ 12,868 $ 803 Provision for impairment $ (866 ) $ — Number of operating properties sold 3 1 Number of land parcels sold 5 — Percent interest sold 100 % 100 % Held for Sale At March 31, 2016 , the Company was under contract to sell two operating properties and one parcel of land. The assets associated with these properties have been classified as Properties held for sale in the accompanying Consolidated Balance Sheets.

Available-for-sale securities

Available-for-sale securities	3 Months Ended
	Mar. 31, 2016
Investments, Debt and Equity Securities [Abstract]
Investments in Debt and Marketable Equity Securities (and Certain Trading Assets) Disclosure [Text Block]	Available-for-Sale Securities Available-for-sale securities consist of investments held by the Company's wholly-owned captive insurance subsidiary, which is required to maintain statutory minimum capital and surplus; therefore its access to these securities may be limited. Available-for-sale securities are included in other assets in the accompanying Consolidated Balance Sheets. The Company had no available-for-sale securities as of March 31, 2015 . March 31, 2016 (in thousands) Amortized Cost Gains in Accumulated Other Comprehensive Loss Losses in Accumulated Other Comprehensive Loss Estimated Fair Value Certificates of deposit $ 1,000 4 — 1,004 Corporate bonds 6,969 — (83 ) 6,886 Total $ 7,969 4 (83 ) 7,890 Realized gains or losses on investments are recorded in the Company's consolidated statements of operations within net investment income. Upon the sale of a security classified as available-for-sale prior to its maturity, the security’s specific unrealized gain (loss) is reclassified out of accumulated other comprehensive loss into earnings based on the specific identification method. During the three months ended March 31, 2016 and 2015 , there were no such reclassifications from accumulated other comprehensive loss into earnings. The contractual maturities of available-for-sale securities were as follows: March 31, 2016 (in thousands) Less than 12 months 1-3 Years Over 3 Years Total Certificates of deposit $ 750 — 254 1,004 Corporate bonds 1,004 4,883 999 6,886 Total $ 1,754 4,883 1,253 7,890

Notes Payable and Unsecured Cre

Notes Payable and Unsecured Credit Facilities	3 Months Ended
	Mar. 31, 2016
Debt Disclosure [Abstract]
Notes Payable and Unsecured Credit Facilities	Notes Payable and Unsecured Credit Facilities The Company’s outstanding debt consisted of the following: (in thousands) March 31, 2016 December 31, 2015 Notes payable: Fixed rate mortgage loans $ 445,793 475,214 Variable rate mortgage loans (1) 34,154 34,154 Fixed rate unsecured loans 1,190,803 1,190,403 Total notes payable 1,670,750 1,699,771 Unsecured credit facilities: Line of Credit (the "Line") — — Term Loan 164,550 164,514 Total unsecured credit facilities 164,550 164,514 Total debt outstanding $ 1,835,300 1,864,285 (1) An interest rate swap is in place fixing the interest rate at 3.696% on $28.1 million of this variable rate mortgage for both periods. The underlying debt maintains a variable interest rate of 1 month LIBOR plus 150 basis points and matures October 16, 2020 . See note 6. As of March 31, 2016 , the key interest rates of the Company's notes payables and credit facilities were as follows: March 31, 2016 Weighted Average Effective Rate Weighted Average Contractual Rate Mortgage loans 6.1% 6.1% Fixed rate unsecured loans 5.5% 4.8% Unsecured credit facilities 1.5% (1) 1.4% (1) Weighted average effective rate for the unsecured credit facilities is calculated based on a fully drawn Line balance. Since December 31, 2015 the Company has repaid two mortgages totaling $27.3 million that were scheduled to mature during 2016 . As of March 31, 2016 , scheduled principal payments and maturities on notes payable were as follows: (in thousands) March 31, 2016 Scheduled Principal Payments and Maturities by Year: Scheduled Principal Payments Mortgage Loan Maturities Unsecured Maturities (1) Total 2016 $ 4,595 14,161 — 18,756 2017 5,778 117,298 300,000 423,076 2018 5,103 57,358 — 62,461 2019 4,130 106,000 165,000 275,130 2020 3,986 84,011 150,000 237,997 Beyond 5 Years 12,347 58,255 750,000 820,602 Unamortized debt premium/(discount) and issuance costs — 6,925 (9,647 ) (2,722 ) Total $ 35,939 444,008 1,355,353 1,835,300 (1) Includes unsecured public debt and unsecured credit facilities. The Company was in compliance as of March 31, 2016 with the financial and other covenants under its unsecured public debt and unsecured credit facilities.

Derivatives

Derivatives	3 Months Ended
	Mar. 31, 2016
Derivative Instruments and Hedging Activities Disclosure [Abstract]
Derivative Financial Instruments	Derivative Financial Instruments The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets: Fair Value (in thousands) Liabilities (2) Effective Date Maturity Date Early Termination Date (1) Notional Amount Bank Pays Variable Rate of Regency Pays Fixed Rate of March 31, 2016 December 31, 2015 10/16/13 10/16/20 N/A $ 28,100 1 Month LIBOR 2.196% $ (1,482 ) (898 ) 6/15/17 6/15/27 12/15/17 20,000 3 Month LIBOR 3.488% (3,039 ) (1,798 ) 6/15/17 6/15/27 12/15/17 100,000 3 Month LIBOR 3.480% (15,122 ) (8,922 ) 6/15/17 6/15/27 12/15/17 100,000 3 Month LIBOR 3.480% (15,122 ) (8,921 ) Total derivative financial instruments $ (34,765 ) (20,539 ) (1) Represents the date specified in the agreement for either optional or mandatory early termination which will result in cash settlement. (2) Derivatives in an asset position are included within Other Assets in the accompanying Consolidated Balance Sheets, while those in a liability position are included within Accounts Payable and Other Liabilities. These derivative financial instruments are all interest rate swaps, which are designated and qualify as cash flow hedges. The Company does not use derivatives for trading or speculative purposes and currently does not have any derivatives that are not designated as hedges. The Company has master netting agreements; however, the Company does not have multiple derivatives subject to a single master netting agreement with the same counterparties. Therefore, none are offset in the accompanying Consolidated Balance Sheet. The Company expects to issue new debt in 2017 . In order to mitigate the risk of interest rate volatility, the Company previously entered into $220 million of forward starting interest rate swaps to partially hedge the new debt expected to be issued in 2017 . These interest rate swaps lock in the 10-year treasury rate and swap spread at a weighted average fixed rate of 3.48% . A current market based credit spread applicable to Regency will be added to the locked in fixed rate at time of issuance that will determine the final bond yield. The effective portion of changes in the fair value of derivatives designated and qualifying as cash flow hedges is recorded in accumulated other comprehensive income (loss) ("AOCI") and subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. The ineffective portion of the change in fair value of the derivatives is recognized directly in earnings within interest expense. The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements: Derivatives in FASB Amount of Gain (Loss) Location and Amount of Gain Location and Amount of Gain or Three months ended March 31, Three months ended March 31, Three months ended March 31, (in thousands) 2016 2015 2016 2015 2016 2015 Interest rate swaps $ (16,785 ) (13,882 ) Interest $ (2,453 ) (2,249 ) Other expenses $ — — As of March 31, 2016 , the Company expects $9.6 million of net deferred losses on derivative instruments accumulated in other comprehensive income to be reclassified into earnings during the next 12 months, of which $8.3 million is related to previously settled swaps.

Fair Value Measurements

Fair Value Measurements	3 Months Ended
	Mar. 31, 2016
Fair Value Disclosures [Abstract]
Fair Value Measurements	Fair Value Measurements (a) Disclosure of Fair Value of Financial Instruments All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation, reasonably approximate their fair values, except for the following: March 31, 2016 December 31, 2015 (in thousands) Carrying Amount Fair Value Carrying Amount Fair Value Financial assets: Notes receivable $ 10,487 10,461 $ 10,480 10,620 Financial liabilities: Notes payable $ 1,670,750 1,783,000 $ 1,699,771 1,793,200 Unsecured credit facilities $ 164,550 164,800 $ 164,514 165,300 The above fair values represent the amounts that would be received from selling those assets or that would be paid to transfer those liabilities in an orderly transaction between market participants as of March 31, 2016 and December 31, 2015 . These fair value measurements maximize the use of observable inputs. However, in situations where there is little, if any, market activity for the asset or liability at the measurement date, the fair value measurement reflects the Company's own judgments about the assumptions that market participants would use in pricing the asset or liability. The Company develops its judgments based on the best information available at the measurement date, including expected cash flows, appropriately risk-adjusted discount rates, and available observable and unobservable inputs. Service providers involved in fair value measurements are evaluated for competency and qualifications on an ongoing basis. As considerable judgment is often necessary to estimate the fair value of these financial instruments, the fair values presented above are not necessarily indicative of amounts that will be realized upon disposition of the financial instruments. The following methods and assumptions were used to estimate the fair value of these financial instruments: Notes Receivable The fair value of the Company's notes receivable is estimated by calculating the present value of future contractual cash flows discounted at interest rates available for notes of the same terms and maturities, adjusted for counter-party specific credit risk. The fair value of notes receivable was determined primarily using Level 3 inputs of the fair value hierarchy, which considered counter-party credit risk and loan to value ratio on the underlying property securing the note receivable. Notes Payable The fair value of the Company's unsecured debt is estimated based on the quoted market prices for the same or similar issues or on the current rates offered to the Company for debt of the same remaining maturities. The fair value of the unsecured debt was determined using Level 2 inputs of the fair value hierarchy. The fair value of the Company's mortgage notes payable is estimated by discounting future cash flows of each instrument at rates that reflect the current market rates available to the Company for debt of the same terms and maturities. Fixed rate loans assumed in connection with real estate acquisitions are recorded in the accompanying consolidated financial statements at fair value at the time the property is acquired. The fair value of the mortgage notes payable was determined using Level 2 inputs of the fair value hierarchy. Unsecured Credit Facilities The fair value of the Company's unsecured credit facilities is estimated based on the interest rates currently offered to the Company by financial institutions. The fair value of the credit facilities was determined using Level 2 inputs of the fair value hierarchy. The following interest rate ranges were used by the Company to estimate the fair value of its financial instruments: March 31, 2016 December 31, 2015 Low High Low High Notes receivable 6.9% 6.9% 6.3% 6.3% Notes payable 2.6% 4.1% 2.8% 4.2% Unsecured credit facilities 1.4% 1.4% 1.1% 1.1% (b) Fair Value Measurements The following financial instruments are measured at fair value on a recurring basis: Trading Securities Held in Trust The Company has investments in marketable securities, which are assets of the non-qualified deferred compensation plan ("NQDCP"), that are classified as trading securities held in trust on the accompanying Consolidated Balance Sheets. The fair value of the trading securities held in trust was determined using quoted prices in active markets, which are considered Level 1 inputs of the fair value hierarchy. Changes in the value of trading securities are recorded within net investment (income) loss from deferred compensation plan in the accompanying Consolidated Statements of Operations. Available-for-Sale Securities Available-for-sale securities consist of investments in certificates of deposit and corporate bonds, and are recorded at fair value using matrix pricing methods to estimate fair value, which are considered Level 2 inputs of the fair value hierarchy. Unrealized gains or losses on these securities are recognized through other comprehensive income. Interest Rate Derivatives The fair value of the Company's interest rate derivatives is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty's nonperformance risk in the fair value measurements. Although the Company has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by the Company and its counterparties. The Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its interest rate swaps. As a result, the Company determined that its interest rate swaps valuation in its entirety is classified in Level 2 of the fair value hierarchy. The following tables present the placement in the fair value hierarchy of assets and liabilities that are measured at fair value on a recurring basis: Fair Value Measurements as of March 31, 2016 (in thousands) Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Assets: Balance (Level 1) (Level 2) (Level 3) Trading securities held in trust $ 29,615 29,615 — — Available-for-sale securities 7,890 — 7,890 — Total $ 37,505 29,615 7,890 — Liabilities: Interest rate derivatives $ (34,765 ) — (34,765 ) — Fair Value Measurements as of December 31, 2015 (in thousands) Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Assets: Balance (Level 1) (Level 2) (Level 3) Trading securities held in trust $ 29,093 29,093 — — Available-for-sale securities 7,922 — 7,922 — Total $ 37,015 29,093 7,922 — Liabilities: Interest rate derivatives $ (20,539 ) — (20,539 ) — The following tables present assets that were measured at fair value on a nonrecurring basis: Fair Value Measurements as of March 31, 2016 (in thousands) Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Total Gains (Losses) Assets: Balance (Level 1) (Level 2) (Level 3) Long-lived assets held and used Land $ 1,596 — 1,596 — (800 ) During the three months ended March 31, 2016 , the Company recognized an $800,000 impairment on land held. The impairment of the real estate, which was classified as held for sale as of March 31, 2016 , was calculated as the expected sales price from the executed sales contract less estimated transaction costs as compared to the Company’s carrying value of its investment. There were no assets measured at fair value on a nonrecurring basis as of December 31, 2015 .

Equity and Capital

Equity and Capital	3 Months Ended
	Mar. 31, 2016
Equity and Capital [Abstract]
Equity and Capital	Equity and Capital Common Stock of the Parent Company Issuances: The current at the market ("ATM") equity offering program authorizes the Parent Company to sell up to $200 million of common stock at prices determined by the market at the time of sale. As of March 31, 2016 , $70.8 million of common stock remained available for issuance under this ATM equity program. The following table presents the shares that were issued under the ATM equity program: Three months ended March 31, (dollar amounts are in thousands, except price per share data) 2016 2015 Shares issued (1) 182,787 18,125 Weighted average price per share $ 68.85 $ 64.72 Gross proceeds $ 12,584 $ 1,173 Commissions $ 157 $ 15 (1) Reflects 182,787 shares traded in December 2015 and settled in January 2016 and 18,125 shares traded December 2014 and settled in January 2015. In March 2016, the Parent Company entered into a forward sale agreement (the "Forward Equity Offering") with respect to 3.1 million shares of its common stock. Assuming the Forward Equity Offering is physically settled based on the offering price to the public of $75.25 per share, the Forward Equity Offering will result in gross proceeds of approximately $233.3 million , before any underwriting discount and offering expenses. We expect to settle the offering on one or more dates occurring no later than 15 months after the date of the offering. Common Units of the Operating Partnership Issuances: Common units were issued to the Parent Company in relation to the Parent Company's issuance of common stock, as discussed above. Accumulated Other Comprehensive Loss The following tables present changes in the balances of each component of AOCI: Controlling Interest Noncontrolling Interest Total (in thousands) Cash Flow Hedges Unrealized gain (loss) on Available-For-Sale Securities AOCI Cash Flow Hedges Unrealized gain (loss) on Available-For-Sale Securities AOCI AOCI Balance as of December 31, 2014 $ (57,748 ) — (57,748 ) (750 ) — (750 ) (58,498 ) Other comprehensive income before reclassifications (13,739 ) (13,739 ) (143 ) (143 ) (13,882 ) Amounts reclassified from accumulated other comprehensive income 2,210 — 2,210 39 — 39 2,249 Current period other comprehensive income, net (11,529 ) — (11,529 ) (104 ) — (104 ) (11,633 ) Balance as of March 31, 2015 $ (69,277 ) — (69,277 ) (854 ) — (854 ) (70,131 ) Controlling Interest Noncontrolling Interest Total (in thousands) Cash Flow Hedges Unrealized gain (loss) on Available-For-Sale Securities AOCI Cash Flow Hedges Unrealized gain (loss) on Available-For-Sale Securities AOCI AOCI Balance as of December 31, 2015 $ (58,650 ) (43 ) (58,693 ) (785 ) — (785 ) (59,478 ) Other comprehensive income before reclassifications (16,581 ) (36 ) (16,617 ) (204 ) — (204 ) (16,821 ) Amounts reclassified from accumulated other comprehensive income 2,417 — 2,417 36 — 36 2,453 Current period other comprehensive income, net (14,164 ) (36 ) (14,200 ) (168 ) — (168 ) (14,368 ) Balance as of March 31, 2016 $ (72,814 ) (79 ) (72,893 ) (953 ) — (953 ) (73,846 ) The following represents amounts reclassified out of AOCI into income: AOCI Component Amount Reclassified from AOCI into income Affected Line Item Where Net Income is Presented Three months ended March 31, (in thousands) 2016 2015 Interest rate swaps $ 2,453 $ 2,249 Interest expense

Stock-Based Compensation

Stock-Based Compensation	3 Months Ended
	Mar. 31, 2016
Disclosure of Compensation Related Costs, Share-based Payments [Abstract]
Stock-Based Compensation	Stock-Based Compensation The Company recorded stock-based compensation in general and administrative expenses in the accompanying Consolidated Statements of Operations. During 2016 , the Company granted 175,128 shares of restricted stock with a weighted-average grant-date fair value of $79.86 per share.

Non-Qualified Deferred Compensa

Non-Qualified Deferred Compensation Plan	3 Months Ended
	Mar. 31, 2016
Non Qualified Deferred Compensation Plan [Abstract]
Non-Qualified Deferred Compensation Plan	Non-Qualified Deferred Compensation Plan ("NQDCP") The Company maintains a NQDCP which allows select employees and directors to defer part or all of their cash bonus, director fees, and restricted stock awards. All contributions into the participants' accounts are fully vested upon contribution to the NQDCP and are deposited in a Rabbi trust. The following table reflects the balances of the assets and deferred compensation liabilities of the Rabbi trust in the accompanying Consolidated Balance Sheets: Non-Qualified Deferred Compensation Plan Component (1) (in thousands) March 31, 2016 December 31, 2015 Assets: Trading securities held in trust $ 29,615 29,093 Liabilities: Accounts payable and other liabilities $ 29,176 28,632 (1) Assets and liabilities of the Rabbi trust exclude shares of the Company's common stock. Realized and unrealized gains and losses on trading securities are recognized within net investment income in the accompanying Consolidated Statements of Operations. Changes in participant obligations, which is based on changes in the value of their investment elections, is recognized within general and administrative expenses within the accompanying Consolidated Statements of Operations.

Earnings per Share and Unit

Earnings per Share and Unit	3 Months Ended
	Mar. 31, 2016
Earnings per Share and Unit [Abstract]
Earnings per Share and Unit	Earnings per Share and Unit Parent Company Earnings per Share The following summarizes the calculation of basic and diluted earnings per share: Three months ended March 31, (in thousands, except per share data) 2016 2015 Numerator: Income from operations attributable to the Company 53,143 30,440 Less: preferred stock dividends and other 5,266 5,442 Income from operations attributable to common stockholders - basic $ 47,877 24,998 Income from operations attributable to common stockholders - diluted $ 47,877 25,026 Denominator: Weighted average common shares outstanding for basic EPS 97,518 93,842 Weighted average common shares outstanding for diluted EPS 97,891 93,907 Income per common share – basic $ 0.49 0.27 Income per common share – diluted $ 0.49 0.27 Income allocated to noncontrolling interests of the Operating Partnership has been excluded from the numerator and exchangeable Operating Partnership units have been omitted from the denominator for the purpose of computing diluted earnings per share since the effect of including these amounts in the numerator and denominator would have no impact. Weighted average exchangeable Operating Partnership units outstanding for the three months ended March 31, 2016 and 2015 were 154,170 . Operating Partnership Earnings per Unit The following summarizes the calculation of basic and diluted earnings per unit: Three months ended March 31, (in thousands, except per share data) 2016 2015 Numerator: Income from operations attributable to the Partnership 53,228 30,489 Less: preferred unit distributions and other 5,266 5,442 Income from operations attributable to common unit holders - basic 47,962 25,047 Income from operations attributable to common unit holders - diluted 47,962 25,075 Denominator: Weighted average common units outstanding for basic EPU 97,672 93,996 Weighted average common units outstanding for diluted EPU 98,045 94,061 Income per common unit – basic $ 0.49 0.27 Income per common unit – diluted $ 0.49 0.27

Commitments and Contingencies

Commitments and Contingencies	3 Months Ended
	Mar. 31, 2016
Commitments and Contingencies Disclosure [Abstract]
Commitments and Contingencies	Commitments and Contingencies The Company is involved in litigation on a number of matters and is subject to certain claims, which arise in the normal course of business, none of which, in the opinion of management, is expected to have a material adverse effect on the Company's consolidated financial position, results of operations, or liquidity. Legal fees are expensed as incurred. The Company is also subject to numerous environmental laws and regulations as they apply to real estate pertaining to chemicals used by the dry cleaning industry, the existence of asbestos in older shopping centers, and underground petroleum storage tanks. The Company believes that the ultimate disposition of currently known environmental matters will not have a material effect on its financial position, liquidity, or operations; however, it can give no assurance that existing environmental studies with respect to the shopping centers have revealed all potential environmental liabilities; that any previous owner, occupant or tenant did not create any material environmental condition not known to it; that the current environmental condition of the shopping centers will not be affected by tenants and occupants, by the condition of nearby properties, or by unrelated third parties; or that changes in applicable environmental laws and regulations or their interpretation will not result in additional environmental liability to the Company. The Company has the right to issue letters of credit under the Line up to an amount not to exceed $50.0 million , which reduces the credit availability under the Line. These letters of credit are primarily issued as collateral to facilitate the construction of development projects. As of March 31, 2016 and December 31, 2015 , the Company had $5.9 million in letters of credit outstanding.

Organization and Principles o23

Organization and Principles of Consolidation (Policies)	3 Months Ended
	Mar. 31, 2016
Organization, Consolidation and Presentation of Financial Statements [Abstract]
New Accounting Pronouncements and Changes in Accounting Principles [Text Block]	Recent Accounting Pronouncements The following table provides a brief description of recent accounting pronouncements and expected impact on our financial statements: Standard Description Date of adoption Effect on the financial statements or other significant matters Recently adopted: ASU 2015-02, February 2015 , Consolidation (Topic 810): Amendments to the Consolidation Analysis ASU 2015-02 affects reporting entities that are required to evaluate whether they should consolidate certain legal entities. ASU 2015-02 modifies the evaluation of whether limited partnerships and similar legal entities are VIEs or voting interest entities, eliminates the presumption that a general partner should consolidate a limited partnership, and affects the consolidation analysis of reporting entities that are involved with VIEs. January 2016 The adoption of this standard resulted in five additional investment partnerships being considered variable interest entities due to the limited partners' lack of substantive participation in the partnerships. This did not result in any impact to the Company's Consolidated Balance Sheets, Statements of Operations, or Cash Flows, but did result in additional disclosures about its relationships with and exposure to variable interest entities. ASU 2015-03, April 2015, Interest - Imputation of Interest (Subtopic 835-30): Simplifying the Presentation of Debt Issuance Costs ASU 2015-03 simplifies the presentation of debt issuance costs by requiring that debt issuance costs related to a recognized debt liability be presented in the balance sheet as a direct deduction from the carrying amount of that debt liability, consistent with debt discounts. January 2016 The adoption and implementation of this standard has resulted in the retrospective presentation of debt issuance costs associated with the Company's notes payable and term loans as a direct deduction from the carrying amount of the related debt instruments (previously, included in deferred costs in the consolidated balance sheets). Unamortized debt issuance costs of $7.8 million and $8.2 million have been reclassified to offset the related debt as of March 31, 2016 and December 31, 2015, respectively. ASU 2015-15, August 2015, Interest—Imputation of Interest (Subtopic 835-30): Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements ASU 2015-15 clarifies that debt issuance costs related to line-of-credit arrangements may be deferred and presented as an asset, amortized over the term of the line-of-credit arrangement, regardless of whether there are any outstanding borrowings. January 2016 The adoption of this standard resulted in debt issuance costs related to the Line of credit ("Line") to continue being presented as an asset in the Consolidated Balance Sheets, previously within deferred costs, and now presented within other assets. Standard Description Date of adoption Effect on the financial statements or other significant matters Not yet adopted: ASU 2014-15, August 2014, Presentation of Financial Statements—Going Concern (Subtopic 205-40): Disclosure of Uncertainties about an Entity’s Ability to Continue as a Going Concern The standard requires management to evaluate whether there are conditions or events that raise substantial doubt about the entity’s ability to continue as a going concern, and to provide certain disclosures when it is probable that the entity will be unable to meet its obligations as they become due within one year after the date that the financial statements are issued. December 2016 The Company does not expect the adoption of this standard to have an impact on its Consolidated Balance Sheets, Statements of Operations, or Cash Flows but will result in more disclosure surrounding the Company's plans around significant debt maturities. ASU 2016-09, March 2016, Compensation-Stock Compensation (Topic 718): Improvements to Employee Share-Based Payment Accounting This ASU affects entities that issue share-based payment awards to their employees. The ASU is designed to simplify several aspects of accounting for share-based payment award transactions including income tax consequences, classification of awards as either equity or liabilities, an option to recognize stock compensation forfeitures as they occur, and changes to classification on the statement of cash flows. January 2017 We are currently evaluating the alternative methods of adoption and the impact it may have on the Company's financial statements and related disclosures. ASU 2014-09, May 2014, Revenue from Contracts with Customers (Topic 606) The standard will replace existing revenue recognition standards and significantly expand the disclosure requirements for revenue arrangements. It may be adopted either retrospectively or on a modified retrospective basis to new contracts and existing contracts with remaining performance obligations as of the effective date. January 2018 The Company is currently evaluating the alternative methods of adoption and the impact it may have on its financial statements and related disclosures. ASU 2016-01, January 2016, Financial Instruments—Overall (Subtopic 825-10): Recognition and Measurement of Financial Assets and Financial Liabilities The standard amends the guidance to classify equity securities with readily-determinable fair values into different categories and requires equity securities to be measured at fair value with changes in the fair value recognized through net income. Equity investments accounted for under the equity method are not included in the scope of this amendment. Early adoption of this amendment is not permitted. January 2018 The Company does not expect the adoption and implementation of this standard to have a material impact on its results of operations, financial condition or cash flows. ASU 2016-08, March 2016, Revenue from Contracts with Customers (Topic 606): Principal versus Agent Considerations The standard will replace existing revenue recognition standards and significantly expand the disclosure requirements for revenue arrangements. It may be adopted either retrospectively or on a modified retrospective basis to new contracts and existing contracts with remaining performance obligations as of the effective date. January 2018 The Company is currently evaluating the alternative methods of adoption and the impact it may have on its financial statements and related disclosures. ASU 2016-02, February 2016, Leases (Topic 842) The standard amends the existing accounting standards for lease accounting, including requiring lessees to recognize most leases on their balance sheets. It also makes targeted changes to lessor accounting, including a change to the treatment of initial direct leasing costs, which no longer considers fixed internal leasing salaries as capitalizable costs. Early adoption of this standard is permitted to coincide with adoption of ASU 2014-09. The standard requires a modified retrospective transition approach for all leases existing at, or entered into after, the date of initial application, with an option to use certain transition relief. January 2019 The Company is currently evaluating the alternative methods of adoption and the impact it will have on its financial statements and related disclosures.
Consolidation, Variable Interest Entity, Policy [Policy Text Block]	Real Estate Partnerships Regency owns 115 properties through partnerships with institutional investors, other real estate developers and/or operators, and individual parties who help Regency source transactions for development and investment ("the Partners", "limited partners"). Regency has a variable interest in these entities through its equity interest. As managing member, Regency maintains the books and records and typically provides leasing and property management to the partnerships. The partners’ level of involvement varies from protective decisions (debt, bankruptcy, selling primary asset(s) of business) to involvement in approving leases, operating budgets, and capital budgets. • Those partnerships for which the partners only have protective rights are considered VIEs under ASC 810, Consolidation. Regency is the primary beneficiary of these VIEs as Regency has power over these partnerships and they operate primarily for the benefit of Regency. As such, Regency consolidates these entities and reports the limited partners’ interest as noncontrolling interests. The majority of the operations of the VIEs are funded with cash flows generated by the properties, or in the case of developments, with capital contributions or third party construction loans. Regency does not provide financial support to the VIEs. The major classes of assets and liabilities held by these VIEs are as follows: (in thousands) March 31, 2016 December 31, 2015 Assets Real estate assets, net $ 90,139 81,424 Cash and cash equivalents 9,670 790 Liabilities Notes payable 17,635 17,948 Equity Limited partners’ interests in consolidated partnerships 19,208 11,058 • Those partnerships for which the partners are involved in the day to day decisions and do not have any other aspects that would cause them to be considered VIEs, are evaluated for consolidation using the voting interest model. ◦ Those partnerships which Regency has a controlling financial interest are consolidated and the limited partners’ ownership interest and share of net income is recorded as noncontrolling interest. ◦ Those partnerships which Regency does not have a controlling financial interest are accounted for using the equity method and its ownership interest is recognized through single-line presentation as Investments in Real Estate Partnerships, in the Consolidated Balance Sheet, and Equity in Income of Investments in Real Estate Partnerships, in the Consolidated Statements of Operations. The assets of these partnerships are restricted to the use of the partnerships and cannot be used by general creditors of the Company. And similarly, the obligations of these partnerships can only be settled by the assets of these partnerships.
Consolidation, Policy [Policy Text Block]	Consolidation The Company consolidates properties that are wholly owned or properties where it owns less than 100%, but which it controls. Control is determined using an evaluation based on accounting standards related to the consolidation of voting interest entities and variable interest entities ("VIEs"). For joint ventures that are determined to be a VIE, it consolidates the entity where it is deemed to be the primary beneficiary. Determination of the primary beneficiary is based on whether an entity has (1) the power to direct the activities of the VIE that most significantly impact the entity's economic performance, and (2) the obligation to absorb losses of the entity that could potentially be significant to the VIE or the right to receive benefits from the entity that could potentially be significant to the VIE. The Company's determination of the primary beneficiary considers all relationships between it and the VIE, including management agreements and other contractual arrangements. Ownership of the Operating Partnership The Operating Partnership’s capital includes general and limited common Partnership Units. As of December 31, 2015, the Parent Company owned approximately 99.8% of the outstanding common Partnership Units of the Operating Partnership with the remaining limited Partnership Units held by third parties (“Exchangeable operating partnership units” or “EOP units”). The Parent Company serves as general partner of the Operating Partnership. The EOP unit holders have limited rights over the Operating Partnership such that they do not have characteristics of a controlling financial interest. As such, the Operating Partnership is considered a variable interest entity, and the Parent Company is the primary beneficiary which consolidates it. The Parent Company’s only investment is the Operating Partnership.

Organization and Principles o24

Organization and Principles of Consolidation Variable Interest Entities (Tables)	3 Months Ended
	Mar. 31, 2016
Variable Interest Entity [Line Items]
Schedule of Variable Interest Entities [Table Text Block]	The major classes of assets and liabilities held by these VIEs are as follows: (in thousands) March 31, 2016 December 31, 2015 Assets Real estate assets, net $ 90,139 81,424 Cash and cash equivalents 9,670 790 Liabilities Notes payable 17,635 17,948 Equity Limited partners’ interests in consolidated partnerships 19,208 11,058

Organization and Principles o25

Organization and Principles of Consolidation Recent Accounting Pronouncements (Tables)	3 Months Ended
	Mar. 31, 2016
Accounting Changes and Error Corrections [Abstract]
Schedule of New Accounting Pronouncements and Changes in Accounting Principles [Table Text Block]	Recent Accounting Pronouncements The following table provides a brief description of recent accounting pronouncements and expected impact on our financial statements: Standard Description Date of adoption Effect on the financial statements or other significant matters Recently adopted: ASU 2015-02, February 2015 , Consolidation (Topic 810): Amendments to the Consolidation Analysis ASU 2015-02 affects reporting entities that are required to evaluate whether they should consolidate certain legal entities. ASU 2015-02 modifies the evaluation of whether limited partnerships and similar legal entities are VIEs or voting interest entities, eliminates the presumption that a general partner should consolidate a limited partnership, and affects the consolidation analysis of reporting entities that are involved with VIEs. January 2016 The adoption of this standard resulted in five additional investment partnerships being considered variable interest entities due to the limited partners' lack of substantive participation in the partnerships. This did not result in any impact to the Company's Consolidated Balance Sheets, Statements of Operations, or Cash Flows, but did result in additional disclosures about its relationships with and exposure to variable interest entities. ASU 2015-03, April 2015, Interest - Imputation of Interest (Subtopic 835-30): Simplifying the Presentation of Debt Issuance Costs ASU 2015-03 simplifies the presentation of debt issuance costs by requiring that debt issuance costs related to a recognized debt liability be presented in the balance sheet as a direct deduction from the carrying amount of that debt liability, consistent with debt discounts. January 2016 The adoption and implementation of this standard has resulted in the retrospective presentation of debt issuance costs associated with the Company's notes payable and term loans as a direct deduction from the carrying amount of the related debt instruments (previously, included in deferred costs in the consolidated balance sheets). Unamortized debt issuance costs of $7.8 million and $8.2 million have been reclassified to offset the related debt as of March 31, 2016 and December 31, 2015, respectively. ASU 2015-15, August 2015, Interest—Imputation of Interest (Subtopic 835-30): Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements ASU 2015-15 clarifies that debt issuance costs related to line-of-credit arrangements may be deferred and presented as an asset, amortized over the term of the line-of-credit arrangement, regardless of whether there are any outstanding borrowings. January 2016 The adoption of this standard resulted in debt issuance costs related to the Line of credit ("Line") to continue being presented as an asset in the Consolidated Balance Sheets, previously within deferred costs, and now presented within other assets. Standard Description Date of adoption Effect on the financial statements or other significant matters Not yet adopted: ASU 2014-15, August 2014, Presentation of Financial Statements—Going Concern (Subtopic 205-40): Disclosure of Uncertainties about an Entity’s Ability to Continue as a Going Concern The standard requires management to evaluate whether there are conditions or events that raise substantial doubt about the entity’s ability to continue as a going concern, and to provide certain disclosures when it is probable that the entity will be unable to meet its obligations as they become due within one year after the date that the financial statements are issued. December 2016 The Company does not expect the adoption of this standard to have an impact on its Consolidated Balance Sheets, Statements of Operations, or Cash Flows but will result in more disclosure surrounding the Company's plans around significant debt maturities. ASU 2016-09, March 2016, Compensation-Stock Compensation (Topic 718): Improvements to Employee Share-Based Payment Accounting This ASU affects entities that issue share-based payment awards to their employees. The ASU is designed to simplify several aspects of accounting for share-based payment award transactions including income tax consequences, classification of awards as either equity or liabilities, an option to recognize stock compensation forfeitures as they occur, and changes to classification on the statement of cash flows. January 2017 We are currently evaluating the alternative methods of adoption and the impact it may have on the Company's financial statements and related disclosures. ASU 2014-09, May 2014, Revenue from Contracts with Customers (Topic 606) The standard will replace existing revenue recognition standards and significantly expand the disclosure requirements for revenue arrangements. It may be adopted either retrospectively or on a modified retrospective basis to new contracts and existing contracts with remaining performance obligations as of the effective date. January 2018 The Company is currently evaluating the alternative methods of adoption and the impact it may have on its financial statements and related disclosures. ASU 2016-01, January 2016, Financial Instruments—Overall (Subtopic 825-10): Recognition and Measurement of Financial Assets and Financial Liabilities The standard amends the guidance to classify equity securities with readily-determinable fair values into different categories and requires equity securities to be measured at fair value with changes in the fair value recognized through net income. Equity investments accounted for under the equity method are not included in the scope of this amendment. Early adoption of this amendment is not permitted. January 2018 The Company does not expect the adoption and implementation of this standard to have a material impact on its results of operations, financial condition or cash flows. ASU 2016-08, March 2016, Revenue from Contracts with Customers (Topic 606): Principal versus Agent Considerations The standard will replace existing revenue recognition standards and significantly expand the disclosure requirements for revenue arrangements. It may be adopted either retrospectively or on a modified retrospective basis to new contracts and existing contracts with remaining performance obligations as of the effective date. January 2018 The Company is currently evaluating the alternative methods of adoption and the impact it may have on its financial statements and related disclosures. ASU 2016-02, February 2016, Leases (Topic 842) The standard amends the existing accounting standards for lease accounting, including requiring lessees to recognize most leases on their balance sheets. It also makes targeted changes to lessor accounting, including a change to the treatment of initial direct leasing costs, which no longer considers fixed internal leasing salaries as capitalizable costs. Early adoption of this standard is permitted to coincide with adoption of ASU 2014-09. The standard requires a modified retrospective transition approach for all leases existing at, or entered into after, the date of initial application, with an option to use certain transition relief. January 2019 The Company is currently evaluating the alternative methods of adoption and the impact it will have on its financial statements and related disclosures.

Real Estate Investments (Tables

Real Estate Investments (Tables)	3 Months Ended
	Mar. 31, 2016
Business Combinations [Abstract]
Schedule of business acquisitions	There were no shopping centers or land acquired during the three months ended March 31, 2015 : (in thousands) Three months ended March 31, 2016 Date Purchased Property Name City/State Property Type Ownership Purchase Price Debt Assumed, Net of Premiums Intangible Assets Intangible Liabilities 2/22/16 Garden City Park Garden City Park, NY Operating 100% $17,300 — 10,171 2,940 3/4/16 The Market at Springwoods Village (1) Houston, TX Development 53% 17,994 — — — Total property acquisitions $35,294 — 10,171 2,940 (1) Regency acquired a 53% controlling interest in the Market at Springwoods Village partnership to develop a shopping center on land contributed by the partner. As a result of consolidation, the Company recorded the partner's non-controlling interest of $8.4 million .

Property Dispositions (Tables)

Property Dispositions (Tables)	3 Months Ended
	Mar. 31, 2016
Discontinued Operations and Disposal Groups [Abstract]
Schedule of properties disposed of	The following table provides a summary of shopping centers and land out-parcels disposed of: Three months ended March 31, (in thousands) 2016 2015 Net proceeds from sale of real estate investments $ 34,321 $ 3,414 Gain on sale of real estate $ 12,868 $ 803 Provision for impairment $ (866 ) $ — Number of operating properties sold 3 1 Number of land parcels sold 5 — Percent interest sold 100 % 100 %

Available-for-sale securities (

Available-for-sale securities (Tables)	3 Months Ended
	Mar. 31, 2016
Investments, Debt and Equity Securities [Abstract]
Investments Classified by Contractual Maturity Date [Table Text Block]	The contractual maturities of available-for-sale securities were as follows: March 31, 2016 (in thousands) Less than 12 months 1-3 Years Over 3 Years Total Certificates of deposit $ 750 — 254 1,004 Corporate bonds 1,004 4,883 999 6,886 Total $ 1,754 4,883 1,253 7,890
Available-for-sale Securities [Table Text Block]	The Company had no available-for-sale securities as of March 31, 2015 . March 31, 2016 (in thousands) Amortized Cost Gains in Accumulated Other Comprehensive Loss Losses in Accumulated Other Comprehensive Loss Estimated Fair Value Certificates of deposit $ 1,000 4 — 1,004 Corporate bonds 6,969 — (83 ) 6,886 Total $ 7,969 4 (83 ) 7,890

Notes Payable and Unsecured C29

Notes Payable and Unsecured Credit Facilities (Tables)	3 Months Ended
	Mar. 31, 2016
Debt Disclosure [Abstract]
Schedule of Debt [Table Text Block]	The Company’s outstanding debt consisted of the following: (in thousands) March 31, 2016 December 31, 2015 Notes payable: Fixed rate mortgage loans $ 445,793 475,214 Variable rate mortgage loans (1) 34,154 34,154 Fixed rate unsecured loans 1,190,803 1,190,403 Total notes payable 1,670,750 1,699,771 Unsecured credit facilities: Line of Credit (the "Line") — — Term Loan 164,550 164,514 Total unsecured credit facilities 164,550 164,514 Total debt outstanding $ 1,835,300 1,864,285 (1) An interest rate swap is in place fixing the interest rate at 3.696% on $28.1 million of this variable rate mortgage for both periods. The underlying debt maintains a variable interest rate of 1 month LIBOR plus 150 basis points and matures October 16, 2020 . See note 6.
Schedule of long-term debt	As of March 31, 2016 , the key interest rates of the Company's notes payables and credit facilities were as follows: March 31, 2016 Weighted Average Effective Rate Weighted Average Contractual Rate Mortgage loans 6.1% 6.1% Fixed rate unsecured loans 5.5% 4.8% Unsecured credit facilities 1.5% (1) 1.4% (1) Weighted average effective rate for the unsecured credit facilities is calculated based on a fully drawn Line balance.
Schedule of maturities of long-term debt	As of March 31, 2016 , scheduled principal payments and maturities on notes payable were as follows: (in thousands) March 31, 2016 Scheduled Principal Payments and Maturities by Year: Scheduled Principal Payments Mortgage Loan Maturities Unsecured Maturities (1) Total 2016 $ 4,595 14,161 — 18,756 2017 5,778 117,298 300,000 423,076 2018 5,103 57,358 — 62,461 2019 4,130 106,000 165,000 275,130 2020 3,986 84,011 150,000 237,997 Beyond 5 Years 12,347 58,255 750,000 820,602 Unamortized debt premium/(discount) and issuance costs — 6,925 (9,647 ) (2,722 ) Total $ 35,939 444,008 1,355,353 1,835,300 (1) Includes unsecured public debt and unsecured credit facilities.

Derivatives (Tables)

Derivatives (Tables)	3 Months Ended
	Mar. 31, 2016
Derivative Instruments and Hedging Activities Disclosure [Abstract]
Derivative Instruments, Gain (Loss) [Table Text Block]	The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements: Derivatives in FASB Amount of Gain (Loss) Location and Amount of Gain Location and Amount of Gain or Three months ended March 31, Three months ended March 31, Three months ended March 31, (in thousands) 2016 2015 2016 2015 2016 2015 Interest rate swaps $ (16,785 ) (13,882 ) Interest $ (2,453 ) (2,249 ) Other expenses $ — —
Schedule of derivative instruments	The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets: Fair Value (in thousands) Liabilities (2) Effective Date Maturity Date Early Termination Date (1) Notional Amount Bank Pays Variable Rate of Regency Pays Fixed Rate of March 31, 2016 December 31, 2015 10/16/13 10/16/20 N/A $ 28,100 1 Month LIBOR 2.196% $ (1,482 ) (898 ) 6/15/17 6/15/27 12/15/17 20,000 3 Month LIBOR 3.488% (3,039 ) (1,798 ) 6/15/17 6/15/27 12/15/17 100,000 3 Month LIBOR 3.480% (15,122 ) (8,922 ) 6/15/17 6/15/27 12/15/17 100,000 3 Month LIBOR 3.480% (15,122 ) (8,921 ) Total derivative financial instruments $ (34,765 ) (20,539 ) (1) Represents the date specified in the agreement for either optional or mandatory early termination which will result in cash settlement. (2) Derivatives in an asset position are included within Other Assets in the accompanying Consolidated Balance Sheets, while those in a liability position are included within Accounts Payable and Other Liabilities.

Fair Value Measurements (Tables

Fair Value Measurements (Tables)	3 Months Ended
	Mar. 31, 2016
Fair Value Disclosures [Abstract]
Summary of balance sheet fair values	All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation, reasonably approximate their fair values, except for the following: March 31, 2016 December 31, 2015 (in thousands) Carrying Amount Fair Value Carrying Amount Fair Value Financial assets: Notes receivable $ 10,487 10,461 $ 10,480 10,620 Financial liabilities: Notes payable $ 1,670,750 1,783,000 $ 1,699,771 1,793,200 Unsecured credit facilities $ 164,550 164,800 $ 164,514 165,300
Fair Value, Interest rate ranges [Table Text Block]	The following interest rate ranges were used by the Company to estimate the fair value of its financial instruments: March 31, 2016 December 31, 2015 Low High Low High Notes receivable 6.9% 6.9% 6.3% 6.3% Notes payable 2.6% 4.1% 2.8% 4.2% Unsecured credit facilities 1.4% 1.4% 1.1% 1.1%
Summary of assets measured on recurring basis	The following tables present the placement in the fair value hierarchy of assets and liabilities that are measured at fair value on a recurring basis: Fair Value Measurements as of March 31, 2016 (in thousands) Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Assets: Balance (Level 1) (Level 2) (Level 3) Trading securities held in trust $ 29,615 29,615 — — Available-for-sale securities 7,890 — 7,890 — Total $ 37,505 29,615 7,890 — Liabilities: Interest rate derivatives $ (34,765 ) — (34,765 ) — Fair Value Measurements as of December 31, 2015 (in thousands) Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Assets: Balance (Level 1) (Level 2) (Level 3) Trading securities held in trust $ 29,093 29,093 — — Available-for-sale securities 7,922 — 7,922 — Total $ 37,015 29,093 7,922 — Liabilities: Interest rate derivatives $ (20,539 ) — (20,539 ) —
Summary of assets measured on nonrecurring basis	The following tables present assets that were measured at fair value on a nonrecurring basis: Fair Value Measurements as of March 31, 2016 (in thousands) Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Total Gains (Losses) Assets: Balance (Level 1) (Level 2) (Level 3) Long-lived assets held and used Land $ 1,596 — 1,596 — (800 )

Equity and Capital (Tables)

Equity and Capital (Tables)	3 Months Ended
	Mar. 31, 2016
Equity and Capital [Abstract]
Summary of shares issued under ATM equity programs	The following table presents the shares that were issued under the ATM equity program: Three months ended March 31, (dollar amounts are in thousands, except price per share data) 2016 2015 Shares issued (1) 182,787 18,125 Weighted average price per share $ 68.85 $ 64.72 Gross proceeds $ 12,584 $ 1,173 Commissions $ 157 $ 15 (1) Reflects 182,787 shares traded in December 2015 and settled in January 2016 and 18,125 shares traded December 2014 and settled in January 2015.
Summary of accumulated other comprehensive loss	The following tables present changes in the balances of each component of AOCI: Controlling Interest Noncontrolling Interest Total (in thousands) Cash Flow Hedges Unrealized gain (loss) on Available-For-Sale Securities AOCI Cash Flow Hedges Unrealized gain (loss) on Available-For-Sale Securities AOCI AOCI Balance as of December 31, 2014 $ (57,748 ) — (57,748 ) (750 ) — (750 ) (58,498 ) Other comprehensive income before reclassifications (13,739 ) (13,739 ) (143 ) (143 ) (13,882 ) Amounts reclassified from accumulated other comprehensive income 2,210 — 2,210 39 — 39 2,249 Current period other comprehensive income, net (11,529 ) — (11,529 ) (104 ) — (104 ) (11,633 ) Balance as of March 31, 2015 $ (69,277 ) — (69,277 ) (854 ) — (854 ) (70,131 ) Controlling Interest Noncontrolling Interest Total (in thousands) Cash Flow Hedges Unrealized gain (loss) on Available-For-Sale Securities AOCI Cash Flow Hedges Unrealized gain (loss) on Available-For-Sale Securities AOCI AOCI Balance as of December 31, 2015 $ (58,650 ) (43 ) (58,693 ) (785 ) — (785 ) (59,478 ) Other comprehensive income before reclassifications (16,581 ) (36 ) (16,617 ) (204 ) — (204 ) (16,821 ) Amounts reclassified from accumulated other comprehensive income 2,417 — 2,417 36 — 36 2,453 Current period other comprehensive income, net (14,164 ) (36 ) (14,200 ) (168 ) — (168 ) (14,368 ) Balance as of March 31, 2016 $ (72,814 ) (79 ) (72,893 ) (953 ) — (953 ) (73,846 )
Schedule of amounts reclassified out of accumulated other comprehensive loss	The following represents amounts reclassified out of AOCI into income: AOCI Component Amount Reclassified from AOCI into income Affected Line Item Where Net Income is Presented Three months ended March 31, (in thousands) 2016 2015 Interest rate swaps $ 2,453 $ 2,249 Interest expense

Non-Qualified Deferred Compen33

Non-Qualified Deferred Compensation Plan (Tables)	3 Months Ended
	Mar. 31, 2016
Asset Retirement Obligation Disclosure [Abstract]
Deferred Compensation Arrangement with Individual Disclosure, Postretirement Benefits [Table Text Block]	The following table reflects the balances of the assets and deferred compensation liabilities of the Rabbi trust in the accompanying Consolidated Balance Sheets: Non-Qualified Deferred Compensation Plan Component (1) (in thousands) March 31, 2016 December 31, 2015 Assets: Trading securities held in trust $ 29,615 29,093 Liabilities: Accounts payable and other liabilities $ 29,176 28,632 (1) Assets and liabilities of the Rabbi trust exclude shares of the Company's common stock.

Earnings per Share and Unit (Ta

Earnings per Share and Unit (Tables)	3 Months Ended
	Mar. 31, 2016
Parent Company [Member]
Schedule of earnings per share	The following summarizes the calculation of basic and diluted earnings per share: Three months ended March 31, (in thousands, except per share data) 2016 2015 Numerator: Income from operations attributable to the Company 53,143 30,440 Less: preferred stock dividends and other 5,266 5,442 Income from operations attributable to common stockholders - basic $ 47,877 24,998 Income from operations attributable to common stockholders - diluted $ 47,877 25,026 Denominator: Weighted average common shares outstanding for basic EPS 97,518 93,842 Weighted average common shares outstanding for diluted EPS 97,891 93,907 Income per common share – basic $ 0.49 0.27 Income per common share – diluted $ 0.49 0.27
Partnership Interest [Member]
Schedule of earnings per share	The following summarizes the calculation of basic and diluted earnings per unit: Three months ended March 31, (in thousands, except per share data) 2016 2015 Numerator: Income from operations attributable to the Partnership 53,228 30,489 Less: preferred unit distributions and other 5,266 5,442 Income from operations attributable to common unit holders - basic 47,962 25,047 Income from operations attributable to common unit holders - diluted 47,962 25,075 Denominator: Weighted average common units outstanding for basic EPU 97,672 93,996 Weighted average common units outstanding for diluted EPU 98,045 94,061 Income per common unit – basic $ 0.49 0.27 Income per common unit – diluted $ 0.49 0.27

Organization and Principles o35

Organization and Principles of Consolidation (Details)	3 Months Ended
	Mar. 31, 2016retail_shopping_center
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Operations commenced date	Dec. 31, 1993
Wholly Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	199
Unconsolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	115
Parent Company [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Ownership percentage of outstanding common partnership units	99.80%

Organization and Principles o36

Organization and Principles of Consolidation Variable Interest Entities (Details) - USD ($) $ in Thousands	Mar. 31, 2016	Dec. 31, 2015
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Liabilities	$ 17,635	$ 17,948
Noncontrolling Interest in Variable Interest Entity	19,208	11,058
Real Estate [Member]
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Assets	90,139	81,424
Cash and Cash Equivalents [Member]
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Assets	$ 9,670	$ 790

Organization and Principles o37

Organization and Principles of Consolidation Recent Accounting Pronouncements (Details) - USD ($) $ in Millions	Mar. 31, 2016	Dec. 31, 2015
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
New Accounting Pronouncement or Change in Accounting Principle, Cumulative Effect of Change on Equity or Net Assets	$ 7.8	$ 8.2

Real Estate Investments Busines

Real Estate Investments Business Acquisitions (Details) - USD ($)	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Business Acquisition [Line Items]
Payments for Deposits on Real Estate Acquisitions	$ 1,300,000
Purchase Price	35,294,000	$ 0
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities	0
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Finite-Lived Intangibles	10,171,000
Intangible Liabilities	$ 2,940,000
Garden City [Member]
Business Acquisition [Line Items]
Date Purchased	Feb. 22, 2016
Property Name	Garden City Park
City/State	Garden City Park, NY
Business Acquisition, Description of Acquired Entity	Operating
Ownership	100.00%
Purchase Price	$ 17,300,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities	0
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Finite-Lived Intangibles	10,171,000
Intangible Liabilities	$ 2,940,000
The Market at Springwoods Village [Member]
Business Acquisition [Line Items]
Date Purchased	Mar. 4, 2016
Property Name	The Market at Springwoods Village (1)
City/State	Houston, TX
Business Acquisition, Description of Acquired Entity	Development
Ownership	53.00%
Purchase Price	$ 17,994,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Liabilities	0
Non-controlling interest recorded, fair value	8,400,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Finite-Lived Intangibles	0
Intangible Liabilities	0
Partnership Interest [Member]
Business Acquisition [Line Items]
Contributions from limited partners in consolidated partnerships, net	8,362,000	13,000
Payments for Deposits on Real Estate Acquisitions	0	4,000,000
Non-controlling interest recorded, fair value	$ 0	$ 0

Property Dispositions (Details)

Property Dispositions (Details) $ in Thousands	3 Months Ended
	Mar. 31, 2016USD ($)property	Mar. 31, 2015USD ($)property
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Document Period End Date	Mar. 31, 2016
Number of impaired operating properties | property	2
Proceeds from sale of real estate investments	$ 34,321	$ 3,414
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	12,868	803
Provision for impairment	$ (866)	$ 0
Number of impaired land parcels | property	1
Wholly Owned Properties [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Limited Liability Company (LLC) or Limited Partnership (LP), Managing Member or General Partner, Ownership Interest	100.00%	100.00%
Parent Company [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Proceeds from sale of real estate investments	$ 32,261	$ 3,414
Gain (Loss) on Sale of Properties, Net of Applicable Income Taxes	12,868	803
Revenues	149,628	140,399
Operating expenses	95,876	89,839
Provision for impairment	$ 1,666	$ 0
Operating Segments [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of Real Estate Properties Sold | property	3	1
Land [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of Real Estate Properties Sold | property	5	0

Available-for-sale securities40

Available-for-sale securities (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Schedule of Available-for-sale Securities [Line Items]
Available-for-sale Securities, Amortized Cost Basis	$ 7,969	$ 0
Available-for-sale Securities	7,890
Available-for-sale Securities, Accumulated Gross Unrealized Gain, before Tax	4
Available-for-sale Securities, Accumulated Gross Unrealized Loss, before Tax	(83)
Available-for-sale Securities, Equity & Debt Maturities, Next Rolling Twelve Months, Fair Value	1,754
Available-for-sale Securities, Equity & Debt Maturities, Rolling Year One Through Three, Fair Value	4,883
Available-for-sale Securities, Equity & Debt Maturities, Rolling After Year Three, Fair Value	1,253
Equity Securities [Member]
Schedule of Available-for-sale Securities [Line Items]
Available-for-sale Securities, Equity Maturities, Next Rolling Twelve Months, Fair Value	750
Available-for-sale Securities, Amortized Cost Basis	1,000
Available-for-sale Equity Securities, Accumulated Gross Unrealized Gain, before Tax	4
Available-for-sale Equity Securities, Accumulated Gross Unrealized Loss, before Tax	0
Available-for-sale Securities	1,004
Available-for-sale Securities, Equity Maturities, Rolling Year One Through Three, Fair Value	0
Available-for-sale Securities, Equity Maturities, Rolling After Year Three, Fair Value	254
Corporate Debt Securities [Member]
Schedule of Available-for-sale Securities [Line Items]
Available-for-sale Securities, Amortized Cost Basis	6,969
Available-for-sale Securities	6,886
Available-for-sale Debt Securities, Accumulated Gross Unrealized Gain, before Tax	0
Available-for-sale Debt Securities, Accumulated Gross Unrealized Loss, before Tax	(83)
Available-for-sale Securities, Debt Maturities, Next Rolling Twelve Months, Fair Value	1,004
Available-for-sale Securities, Debt Maturities, Rolling Year One Through Three, Fair Value	4,883
Available-for-sale Securities, Debt Maturities, Rolling After Year Three, Fair Value	999
Available-for-sale Securities [Member]
Schedule of Available-for-sale Securities [Line Items]
Other Comprehensive Income (Loss), Reclassification Adjustment from AOCI for Sale of Securities, Net of Tax	$ 0

Notes Payable and Unsecured C41

Notes Payable and Unsecured Credit Facilities (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2016	Dec. 31, 2015
Maturities of Long-term Debt [Abstract]
Long-term Debt, Maturities, Repayments of Principal, Remainder of Fiscal Year	$ 18,756
2,017	423,076
2,018	62,461
2,019	275,130
2,020	237,997
Beyond 5 Years	820,602
Unamortized debt (discounts) premiums, net	(2,722)
Long-term Debt	$ 1,835,300	$ 1,864,285
Mortgages [Member]
Debt Instrument [Line Items]
Debt Instrument, Interest Rate, Effective Percentage	3.696%
Maturities of Long-term Debt [Abstract]
Long-term Debt	$ 445,793	475,214
Notes Payable to Banks [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt	1,670,750	1,699,771
Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	164,550	164,514
Maturities of Long-term Debt [Abstract]
Long-term Debt	1,190,803	1,190,403
Line of Credit [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	0	0
Term Loan [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	$ 164,550	164,514
Construction Loans [Member] | Variable Income Interest Rate [Member]
Debt Instrument [Line Items]
Debt Instrument, Interest Rate Terms	1 month LIBOR plus 150 basis points
Mortgages [Member]
Debt Instrument [Line Items]
Repayments of Debt	$ 27,300
Scheduled Principal Payments [Member] | Mortgages [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt, Maturities, Repayments of Principal, Remainder of Fiscal Year	4,595
2,017	5,778
2,018	5,103
2,019	4,130
2,020	3,986
Beyond 5 Years	12,347
Unamortized debt (discounts) premiums, net	0
Long-term Debt	35,939
Mortgage Loan Maturities [Member] | Mortgages [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt, Maturities, Repayments of Principal, Remainder of Fiscal Year	14,161
2,017	117,298
2,018	57,358
2,019	106,000
2,020	84,011
Beyond 5 Years	58,255
Unamortized debt (discounts) premiums, net	6,925
Long-term Debt	444,008
Unsecured Maturities [Member] | Unsecured Debt [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt, Maturities, Repayments of Principal, Remainder of Fiscal Year	0
2,017	300,000
2,018	0
2,019	165,000
2,020	150,000
Beyond 5 Years	750,000
Unamortized debt (discounts) premiums, net	(9,647)
Long-term Debt	1,355,353
London Interbank Offered Rate (LIBOR) [Member] | Mortgages [Member]
Maturities of Long-term Debt [Abstract]
Long-term Debt	$ 34,154	$ 34,154

Notes Payable and Unsecured C42

Notes Payable and Unsecured Credit Facilities Weighted Average Debt Rates (Details)	Mar. 31, 2016
Mortgages [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	3.696%
Effective Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	1.50%
Effective Rate [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	5.50%
Effective Rate [Member] | Mortgages [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	6.10%
Contractual Rate [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	1.40%
Contractual Rate [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	4.80%
Contractual Rate [Member] | Mortgages [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	6.10%

Derivatives (Details)

Derivatives (Details) - USD ($)	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015	Dec. 31, 2015
Derivative [Line Items]
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	$ (16,785,000)	$ (13,882,000)
Amount reclassified from accumulated other comprehensive loss	(2,453,000)	(2,249,000)
Derivative Instruments, Gain (Loss) Recognized in Income, Ineffective Portion and Amount Excluded from Effectiveness Testing, Net	0	$ 0
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	9,600,000
Assets [Member]
Derivative [Line Items]
Derivative, Notional Amount	$ 220,000,000
Derivative @ 2.196% 28.1K [Member]
Derivative [Line Items]
Derivative, Inception Date	Oct. 16, 2013
Derivative, Maturity Date	Oct. 16, 2020
Derivative, Notional Amount	$ 28,100,000
Derivative, Description of Variable Rate Basis	1 Month LIBOR
Derivative, Fixed Interest Rate	2.196%
Derivative Liability, Fair Value, Gross Liability	$ (1,482,000)		$ (898,000)
Derivative @ 3.488% 20K [Member]
Derivative [Line Items]
Derivative, Inception Date	Jun. 15, 2017
Derivative, Maturity Date	Jun. 15, 2027
Derivative, Early Termination Date	Dec. 15, 2017
Derivative, Notional Amount	$ 20,000,000
Derivative, Description of Variable Rate Basis	3 Month LIBOR
Derivative, Fixed Interest Rate	3.4875%
Derivative Liability, Fair Value, Gross Liability	$ (3,039,000)		(1,798,000)
Derivative @ 3.48% 100K [Member]
Derivative [Line Items]
Derivative, Inception Date	Jun. 15, 2017
Derivative, Maturity Date	Jun. 15, 2027
Derivative, Early Termination Date	Dec. 15, 2017
Derivative, Notional Amount	$ 100,000,000
Derivative, Description of Variable Rate Basis	3 Month LIBOR
Derivative, Fixed Interest Rate	3.48%
Derivative Liability, Fair Value, Gross Liability	$ (15,122,000)		(8,922,000)
Swap [Member]
Derivative [Line Items]
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	$ 8,300,000
Derivative @ 3.48% 100K 2 [Member]
Derivative [Line Items]
Derivative, Inception Date	Jun. 15, 2017
Derivative, Maturity Date	Jun. 15, 2027
Derivative, Early Termination Date	Dec. 15, 2017
Derivative, Notional Amount	$ 100,000,000
Derivative, Description of Variable Rate Basis	3 Month LIBOR
Derivative, Fixed Interest Rate	3.48%
Derivative Liability, Fair Value, Gross Liability	$ (15,122,000)		(8,921,000)
Fair Value, Inputs, Level 2 [Member] | Fair Value, Measurements, Recurring [Member]
Derivative [Line Items]
Derivative Liability, Fair Value, Gross Liability	$ (34,765,000)		$ (20,539,000)
2017 Debt issuance [Member] | Derivative [Member]
Derivative [Line Items]
Derivative, Fixed Interest Rate	3.48%

Fair Value Measurements (Detail

Fair Value Measurements (Details) $ in Thousands	3 Months Ended		12 Months Ended
	Mar. 31, 2016USD ($)property	Mar. 31, 2015USD ($)	Dec. 31, 2015USD ($)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes receivable	$ 10,487		$ 10,480
Notes payable	1,670,750		1,699,771
Unsecured credit facilities	164,550		164,514
Available-for-sale Securities	$ 7,890
Number of impaired land parcels | property	1
Provision for impairment	$ 866	$ 0
Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	29,615		29,093
Available-for-sale Securities	7,890		7,922
Total	37,505		37,015
Derivative instruments, at fair value	(34,765)		(20,539)
Fair Value, Measurements, Nonrecurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading securities held in trust	1,596		0
Provision for impairment	800
Fair Value, Inputs, Level 1 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	29,615		29,093
Available-for-sale Securities	0		0
Total	29,615		29,093
Derivative instruments, at fair value	0		0
Fair Value, Inputs, Level 1 [Member] | Fair Value, Measurements, Nonrecurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading securities held in trust	0
Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Payable, Fair Value	1,783,000		1,793,200
Fair Value, Inputs, Level 2 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	0		0
Available-for-sale Securities	7,890		7,922
Total	7,890		7,922
Derivative instruments, at fair value	34,765		20,539
Fair Value, Inputs, Level 2 [Member] | Fair Value, Measurements, Nonrecurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading securities held in trust	1,596
Fair Value, Inputs, Level 3 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Receivable, Fair Value	10,461		10,620
Fair Value, Inputs, Level 3 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities	0		0
Available-for-sale Securities	0		0
Total	0		0
Derivative instruments, at fair value	0		$ 0
Fair Value, Inputs, Level 3 [Member] | Fair Value, Measurements, Nonrecurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading securities held in trust	$ 0
Unsecured Credit Facilities [Member] | Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	1.40%		1.10%
Unsecured Credit Facilities [Member] | Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	1.40%		1.10%
Unsecured Credit Facilities [Member] | Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Unsecured credit facilities, Fair Value	$ 164,800		$ 165,300
Notes Payable, Other Payables [Member] | Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	2.60%		2.80%
Notes Payable, Other Payables [Member] | Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	4.10%		4.20%
Notes Receivable [Member] | Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	6.90%		6.30%
Notes Receivable [Member] | Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	6.90%		6.30%

Equity and Capital Equity and C

Equity and Capital Equity and Capital - Common Stock (Details) - USD ($) $ / shares in Units, shares in Thousands	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015	Dec. 31, 2015	Dec. 31, 2014
Class of Stock [Line Items]
Shares issued	183	18,125
Equity Issuances, Amount Available for Issuance	$ 70,800,000
Equity Offering, Common Shares available for issue	3,100
Weighted Average Price Per Share	$ 68.85	$ 64.72
Net proceeds from common stock issuance	$ 12,584,000	$ 1,173,000
Payments for Commissions	157,000	15,000
Maximum [Member]
Class of Stock [Line Items]
Equity Issuances, Amount Available for Issuance	200,000,000
AOCI Including Portion Attributable to Noncontrolling Interest [Member]
Class of Stock [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,453,000	2,249,000
Accumulated other comprehensive loss	$ (73,846,000)	(70,131,000)	$ (59,478,000)	$ (58,498,000)
Common Stock [Member]
Class of Stock [Line Items]
Line of Credit Facility, Maximum Borrowing Capacity	$ 75.25
Equity Offering, Net Proceeds	$ 233,300,000
Accumulated Other Comprehensive Income (Loss) [Member]
Class of Stock [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,417,000	2,210,000
Accumulated other comprehensive loss	$ (72,893,000)	$ (69,277,000)	$ (58,693,000)	$ (57,748,000)

Equity and Capital - Accumulate

Equity and Capital - Accumulated Other Comprehensive Income (Loss) (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	$ (16,581)	$ (13,739)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(58,650)	(57,748)
Current period other comprehensive income, net	(14,164)	(11,529)
Ending balance	(72,814)	(69,277)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,417	$ 2,210
Accumulated Net Investment Gain (Loss) Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	0
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	0	$ 0
Current period other comprehensive income, net	0	0
Ending balance	0	0
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	0	0
AOCI Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(204)	(143)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(785)	(750)
Current period other comprehensive income, net	(168)	(104)
Ending balance	(953)	(854)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	36	39
AOCI Including Portion Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(16,821)	(13,882)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(59,478)	(58,498)
Current period other comprehensive income, net	(14,368)	(11,633)
Ending balance	(73,846)	(70,131)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,453	$ 2,249
Accumulated Net Unrealized Investment Gain (Loss) [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(36)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(43)	$ 0
Current period other comprehensive income, net	(36)	0
Ending balance	(79)	0
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	0	0
Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(16,617)	(13,739)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(58,693)	(57,748)
Current period other comprehensive income, net	(14,200)	(11,529)
Ending balance	(72,893)	(69,277)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,417	2,210
Accumulated Net Gain (Loss) from Cash Flow Hedges Attributable to Noncontrolling Interest [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(204)	(143)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(785)	(750)
Current period other comprehensive income, net	(168)	(104)
Ending balance	(953)	(854)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	36	39
Partnership Interest [Member]
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(58,693)
Current period other comprehensive income, net	(14,368)	(11,633)
Ending balance	(72,893)
Partnership Interest [Member] | General Partner [Member]
Accumulated Other Comprehensive Income Loss [Roll Forward]
Current period other comprehensive income, net	0	0
Partnership Interest [Member] | Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income Loss [Roll Forward]
Current period other comprehensive income, net	$ (14,200)	$ (11,529)

Stock-Based Compensation (Detai

Stock-Based Compensation (Details) - Restricted Stock [Member]	3 Months Ended
	Mar. 31, 2016$ / sharesshares
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Shares granted | shares	175,128
Weighted average grant date fair value (in dollars per share) | $ / shares	$ 79.86

Non-Qualified Deferred Compen48

Non-Qualified Deferred Compensation Plan (Details) - USD ($) $ in Thousands	Mar. 31, 2016	Dec. 31, 2015
Non Qualified Deferred Compensation Plan [Abstract]
Deferred compensation liability included in accounts payable and other liabilities	$ 29,176	$ 28,632

Earnings per Share and Unit (De

Earnings per Share and Unit (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended
	Mar. 31, 2016	Mar. 31, 2015
Income per common unit - diluted
Weighted Average Limited Partnership Units Outstanding, Basic	154,170,000	154,170
Parent Company [Member]
Earnings Per Share [Abstract]
Income from operations	$ 40,709	$ 30,189
Gain on sale of real estate	12,868	803
Income from operations attributable to the Company	53,143	30,440
Preferred stock dividends	(5,266)	(5,442)
Net income attributable to common stockholders	$ 47,877	$ 25,174
Weighted average common units outstanding for basic EPU (in shares)	97,518,000	93,842,000
Weighted average common units outstanding for diluted EPU (in shares)	97,891,000	93,907,000
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ 0.49	$ 0.27
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ 0.49	$ 0.27
Partnership Interest [Member]
Earnings Per Share [Abstract]
Income from operations	$ 40,709	$ 30,189
Gain on sale of real estate	12,868	803
Income from operations attributable to the Company	53,228	30,489
Less: preferred unit distributions and other	$ 5,266	$ 5,442
Weighted average common units outstanding for basic EPU (in shares)	97,672,000	93,996,000
Weighted average common units outstanding for diluted EPU (in shares)	98,045,000	94,061,000
Income per common unit - basic
Continuing operations (in dollars per share)	$ 0.49	$ 0.27
Income per common unit - diluted
Continuing operations (in dollars per share)	$ 0.49	$ 0.27
Continuing Operations [Member] | Parent Company [Member]
Earnings Per Share [Abstract]
Net income attributable to common stockholders	$ 47,877	$ 24,998
Net income for common stock unit/holders - diluted	47,877	25,026
Continuing Operations [Member] | Partnership Interest [Member]
Earnings Per Share [Abstract]
Net income attributable to common stockholders	47,962	25,047
Net income for common stock unit/holders - diluted	$ 47,962	$ 25,075

Commitments and Contingencies,

Commitments and Contingencies, Letters of Credit (Details) - USD ($)	Mar. 31, 2016	Dec. 31, 2015
Commitments and Contingencies Disclosure [Abstract]
Line of Credit Facility, Maximum Borrowing Capacity	$ 50,000,000
Letters of Credit Outstanding, Amount	$ 5,900,000	$ 5,900,000