Regency Centers (REG) 8-K Regency Centers Reports Third Quarter Results

Exhibit 99.4

Regency Centers Corporation

Recurring Funds from Operations Guidance

As of September 30, 2009

	3rd Quarter 2009						Full Year 2009
Guidance Provided in Q2 Supplemental	$	0.67		$	0.72		$	2.39		$	2.53
Non-Recurring Adjustments		Amt						Amt
Impairments	$	—					$	28,689
Restructuring Charges	$	—					$	2,574
Transaction Profits less Dead Deal Costs and Taxes	$	280					$	(2,987	)
Non-Recurring Transaction Fees and Promote	$	(7,785	)				$	(21,735	)
Subtotal	$	(7,505	)				$	6,541
Non-Recurring Adjustments Per Share	$	(0.10	)	$	(0.10	)	$	0.08		$	0.08
Recurring FFO Guidance “if Provided in Q2”	$	0.57		$	0.62		$	2.47		$	2.61
3rd Quarter Actual Recurring FFO	$	0.69
Full Year 2009 Recurring FFO Guidance provided in Q3							$	2.59		$	2.64