Regency Centers (REG) 10-Q 8 May 20 2020 Q1 Quarterly report Financial data

Document and Entity Information

Document and Entity Information - shares	3 Months Ended
	Mar. 31, 2020	May 07, 2020
Document Information [Line Items]
Entity Registrant Name	REGENCY CENTERS CORPORATION
Entity Central Index Key	0000910606
Document Type	10-Q
Document Period End Date	Mar. 31, 2020
Amendment Flag	false
Document Fiscal Year Focus	2020
Document Fiscal Period Focus	Q1
Trading Symbol	REG
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Emerging Growth Company	false
Entity Small Business	false
Entity Shell Company	false
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock, Shares Outstanding		169,629,023
Entity File Number	1-12298
Entity Tax Identification Number	59-3191743
Entity Address, Address Line One	One Independent Drive
Entity Address, Address Line Two	Suite 114
Entity Address, City or Town	Jacksonville
Entity Address, State or Province	FL
Entity Address, Postal Zip Code	32202
City Area Code	904
Local Phone Number	598-7000
Title of 12(b) Security	Common Stock, $.01 par value
Security Exchange Name	NASDAQ
Document Quarterly Report	true
Document Transition Report	false
Entity Incorporation, State or Country Code	FL
Partnership Interest [Member]
Document Information [Line Items]
Entity Registrant Name	REGENCY CENTERS, L.P.
Entity Central Index Key	0001066247
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Emerging Growth Company	false
Entity Small Business	false
Entity Shell Company	false
Entity Filer Category	Accelerated Filer
Entity File Number	0-24763
Entity Tax Identification Number	59-3429602
Entity Address, Address Line One	One Independent Drive
Entity Address, Address Line Two	Suite 114
Entity Address, City or Town	Jacksonville
Entity Address, State or Province	FL
Entity Address, Postal Zip Code	32202
City Area Code	904
Local Phone Number	598-7000
Document Quarterly Report	true
Document Transition Report	false
Entity Incorporation, State or Country Code	DE

Consolidated Balance Sheets

Consolidated Balance Sheets - USD ($) $ in Thousands	Mar. 31, 2020	Dec. 31, 2019
Real Estate Investment Property, at Cost [Abstract]
Real estate assets, at cost	$ 11,137,612	$ 11,095,294
Less: accumulated depreciation	1,829,005	1,766,162
Real estate assets, net	9,308,607	9,329,132
Investments in real estate partnerships	489,500	469,522
Properties held for sale	27,889	45,565
Cash, cash equivalents and restricted cash, including $3,595 and $2,542 of restricted cash at March 31, 2020 and December 31, 2019, respectively	736,845	115,562
Tenant and other receivables	148,058	169,337
Deferred leasing costs, less accumulated amortization of $110,158 and $108,381 at March 31, 2020 and December 31, 2019, respectively	77,100	76,798
Acquired lease intangible assets, less accumulated amortization of $268,063 and $259,310 at March 31, 2020 and December 31, 2019, respectively	228,819	242,822
Right of use assets, net	290,993	292,786
Other assets	260,500	390,729
Total assets	11,568,311	11,132,253
Less: accumulated depreciation	1,829,005	1,766,162
Real estate assets, net	9,308,607	9,329,132
Investments in real estate partnerships	489,500	469,522
Properties held for sale	27,889	45,565
Liabilities:
Notes payable	3,445,400	3,435,161
Unsecured credit facilities	969,457	484,383
Accounts payable and other liabilities	194,835	213,705
Acquired lease intangible liabilities, less accumulated amortization of $144,682 and $131,676 at March 31, 2020 and December 31, 2019, respectively	413,108	427,260
Lease liabilities	221,703	222,918
Tenants’ security, escrow deposits and prepaid rent	48,573	58,865
Total liabilities	5,293,076	4,842,292
Commitments and contingencies		0
Equity:
Common stock, $0.01 par value per share, 220,000,000 shares authorized; 169,620,627 and 167,571,218 shares issued at March 31, 2020 and December 31, 2019, respectively	1,696	1,676
Treasury stock at cost, 449,979 and 440,574 shares held at March 31, 2020 and December 31, 2019, respectively	(23,897)	(23,199)
Additional paid-in-capital	7,780,336	7,654,930
Accumulated other comprehensive loss	(25,531)	(11,997)
Distributions in excess of net income	(1,533,182)	(1,408,062)
Total stockholders’ equity	6,199,422	6,213,348
Treasury stock at cost, 000,000 and 440,574 shares held at March 31, 2020 and December 31, 2019, respectively	23,897	23,199
Exchangeable operating partnership units, aggregate redemption value of $29,401 and $47,092 at March 31, 2020 and December 31, 2019, respectively	36,744	36,100
Limited partners’ interests in consolidated partnerships	39,069	40,513
Total noncontrolling interests	75,813	76,613
Total equity	6,275,235	6,289,961
Total equity	6,275,235	6,289,961
Total liabilities and equity	11,568,311	11,132,253
Partnership Interest [Member]
Real Estate Investment Property, at Cost [Abstract]
Real estate assets, at cost	11,137,612	11,095,294
Less: accumulated depreciation	1,829,005	1,766,162
Real estate assets, net	9,308,607	9,329,132
Investments in real estate partnerships	489,500	469,522
Properties held for sale	27,889	45,565
Cash, cash equivalents and restricted cash, including $3,595 and $2,542 of restricted cash at March 31, 2020 and December 31, 2019, respectively	736,845	115,562
Tenant and other receivables	148,058	169,337
Deferred leasing costs, less accumulated amortization of $110,158 and $108,381 at March 31, 2020 and December 31, 2019, respectively	77,100	76,798
Acquired lease intangible assets, less accumulated amortization of $268,063 and $259,310 at March 31, 2020 and December 31, 2019, respectively	228,819	242,822
Right of use assets, net	290,993	292,786
Other assets	260,500	390,729
Total assets	11,568,311	11,132,253
Less: accumulated depreciation	1,829,005	1,766,162
Real estate assets, net	9,308,607	9,329,132
Investments in real estate partnerships	489,500	469,522
Properties held for sale	27,889	45,565
Liabilities:
Notes payable	3,445,400	3,435,161
Unsecured credit facilities	969,457	484,383
Accounts payable and other liabilities	194,835	213,705
Acquired lease intangible liabilities, less accumulated amortization of $144,682 and $131,676 at March 31, 2020 and December 31, 2019, respectively	413,108	427,260
Lease liabilities	221,703	222,918
Tenants’ security, escrow deposits and prepaid rent	48,573	58,865
Total liabilities	5,293,076	4,842,292
Commitments and contingencies	0	0
Equity:
General partner; 000,000,000 and 167,571,218 units outstanding at March 31, 2020 and December 31, 2019, respectively	6,224,953	6,225,345
Limited partners; 000,000 and 746,433 units outstanding at March 31, 2020 and December 31, 2019	36,744	36,100
Accumulated other comprehensive loss	(25,531)	(11,997)
Total partners’ capital	6,236,166	6,249,448
Limited partners’ interests in consolidated partnerships	39,069	40,513
Total capital	6,275,235	6,289,961
Total capital	6,275,235	6,289,961
Total liabilities and equity	$ 11,568,311	$ 11,132,253

Consolidated Balance Sheets (Pa

Consolidated Balance Sheets (Parenthetical) - USD ($) $ in Thousands	Mar. 31, 2020	Dec. 31, 2019
Restricted Cash and Cash Equivalents	$ 3,595	$ 2,542
Deferred costs accumulated amortization	110,158	108,381
Accumulated amortization of acquired lease intangible assets	268,063	259,310
Accumulated accretion of acquired lease intangible liabilities	$ 144,682	$ 131,676
Common stock, par value per share	$ 0.01	$ 0.01
Common stock, shares authorized	220,000,000	220,000,000
Common stock, shares issued	169,620,627	167,571,218
Treasury stock, shares held at cost	449,979	440,574
Exchangeable operating partnership units aggregate redemption value	$ 29,401	$ 47,092
Partnership Interest [Member]
Restricted Cash and Cash Equivalents	3,595	2,542
Deferred costs accumulated amortization	110,158	108,381
Accumulated amortization of acquired lease intangible assets	268,063	259,310
Accumulated accretion of acquired lease intangible liabilities	$ 144,682	$ 131,676
General partner units, outstanding	169,620,627	167,571,218
Limited partner units, outstanding	765,046	746,433

Consolidated Statements of Oper

Consolidated Statements of Operations - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019
Revenues:
Lease income	$ 274,537	$ 277,303
Other property income	2,305	1,982
Management, transaction, and other fees	6,816	6,972
Total revenues	283,658	286,257
Operating expenses:
Depreciation and amortization	89,295	97,194
Operating and maintenance	42,369	40,638
General and administrative	13,705	21,300
Real estate taxes	35,887	34,155
Other operating expenses	1,337	1,134
Total operating expenses	182,593	194,421
Other expense (income):
Interest expense, net	37,436	37,752
Goodwill impairment	132,128	0
Provision for impairment of real estate, net of tax	784	1,672
Gain on sale of real estate, net of tax	(38,005)	(16,490)
Early extinguishment of debt	0	10,591
Net investment loss (income)	4,923	(2,354)
Total other expense (income)	137,266	31,171
(Loss) income from operations before equity in income of investments in real estate partnerships	(36,201)	60,665
Equity in income of investments in real estate partnerships	11,418	30,828
Net (loss) income	(24,783)	91,493
Noncontrolling interests:
Exchangeable operating partnership units	115	(190)
Limited partners’ interests in consolidated partnerships	(664)	(857)
Income attributable to noncontrolling interests	(549)	(1,047)
Net (loss) income attributable to common stockholders	$ (25,332)	$ 90,446
(Loss) income per common share - basic	$ (0.15)	$ 0.54
(Loss) income per common share - diluted	$ (0.15)	$ 0.54
Partnership Interest [Member]
Revenues:
Lease income	$ 274,537	$ 277,303
Other property income	2,305	1,982
Management, transaction, and other fees	6,816	6,972
Total revenues	283,658	286,257
Operating expenses:
Depreciation and amortization	89,295	97,194
Operating and maintenance	42,369	40,638
General and administrative	13,705	21,300
Real estate taxes	35,887	34,155
Other operating expenses	1,337	1,134
Total operating expenses	182,593	194,421
Other expense (income):
Interest expense, net	37,436	37,752
Goodwill impairment	132,128	0
Provision for impairment of real estate, net of tax	784	1,672
Gain on sale of real estate, net of tax	(38,005)	(16,490)
Early extinguishment of debt	0	10,591
Net investment loss (income)	4,923	(2,354)
Total other expense (income)	137,266	31,171
(Loss) income from operations before equity in income of investments in real estate partnerships	(36,201)	60,665
Equity in income of investments in real estate partnerships	11,418	30,828
Net (loss) income	(24,783)	91,493
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	(664)	(857)
Income attributable to noncontrolling interests	(664)	(857)
Net (loss) income attributable to common unit holders	$ (25,447)	$ 90,636
(Loss) income per common unit - basic	$ (0.15)	$ 0.54
(Loss) income per common unit - diluted	$ (0.15)	$ 0.54

Consolidated Statements of Comp

Consolidated Statements of Comprehensive Income - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019
Net (loss) income	$ (24,783)	$ 91,493
Other comprehensive (loss) income:
Effective portion of change in fair value of derivative instruments	(16,079)	(5,489)
Reclassification adjustment of derivative instruments included in net (loss) income	1,425	(176)
Unrealized gain (loss) on available-for-sale debt securities	15	137
Other comprehensive loss	(14,639)	(5,528)
Comprehensive (loss) income	(39,422)	85,965
Less: comprehensive income attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	549	1,047
Other comprehensive loss attributable to noncontrolling interests	(1,105)	(359)
Comprehensive (loss) income attributable to noncontrolling interests	(556)	688
Comprehensive (loss) income attributable to the Company	(38,866)	85,277
Partnership Interest [Member]
Net (loss) income	(24,783)	91,493
Other comprehensive (loss) income:
Effective portion of change in fair value of derivative instruments	(16,079)	(5,489)
Reclassification adjustment of derivative instruments included in net (loss) income	1,425	(176)
Unrealized gain (loss) on available-for-sale debt securities	15	137
Other comprehensive loss	(14,639)	(5,528)
Comprehensive (loss) income	(39,422)	85,965
Less: comprehensive income attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	664	857
Other comprehensive loss attributable to noncontrolling interests	(1,044)	(348)
Comprehensive (loss) income attributable to noncontrolling interests	(380)	509
Comprehensive (loss) income attributable to the Company	$ (39,042)	$ 85,456

Consolidated Statement of Chang

Consolidated Statement of Changes in Equity - USD ($) $ in Thousands	Total	Common Stock [Member]	Treasury Stock [Member]	Additional Paid-in Capital [Member]	Accumulated Other Comprehensive Income (Loss) [Member]	Distributions in Excess of Net Income [Member]	Total Stockholders' Equity [Member]	Noncontrolling Interest Exchangeable Operating Partnership Units [Member]	Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member]	Noncontrolling Interest [Member]
Beginning balance at Dec. 31, 2018	$ 6,450,168	$ 1,679	$ (19,834)	$ 7,672,517	$ (927)	$ (1,255,465)	$ 6,397,970	$ 10,666	$ 41,532	$ 52,198
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net (loss) income	91,493					90,446	90,446	190	857	1,047
Other comprehensive (loss) income:
Other comprehensive loss before reclassification	(5,352)				(5,017)		(5,017)	(10)	(325)	(335)
Amounts reclassified from accumulated other comprehensive loss	(176)				(152)		(152)	(1)	(23)	(24)
Deferred compensation plan, net	0		(1,392)	1,392
Restricted stock issued, net of amortization	3,952	2		3,950			3,952
Common stock redeemed for taxes withheld for stock based compensation, net	(6,051)			(6,051)			(6,051)
Common stock repurchased and retired	(32,778)	(6)		(32,772)			(32,778)
Common stock issued under dividend reinvestment plan	383			383			383
Contributions from partners	895								895	895
Distributions to partners	(1,565)								(1,565)	(1,565)
Reallocation of limited partner's interest	0			(66)			(66)		66	66
Cash dividends declared - common stock/unit	(98,196)					(97,992)	(97,992)	(204)		(204)
Ending Balance at Mar. 31, 2019	6,402,773	1,675	(21,226)	7,639,353	(6,096)	(1,263,011)	6,350,695	10,641	41,437	52,078
Beginning balance at Dec. 31, 2019	6,289,961	1,676	(23,199)	7,654,930	(11,997)	(1,408,062)	6,213,348	36,100	40,513	76,613
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net (loss) income	(24,783)					(25,332)	(25,332)	(115)	664	549
Other comprehensive (loss) income:
Other comprehensive loss before reclassification	(16,064)				(14,938)		(14,938)	(67)	(1,059)	(1,126)
Amounts reclassified from accumulated other comprehensive loss	1,425				1,404		1,404	6	15	21
Deferred compensation plan, net	0		(698)	698
Restricted stock issued, net of amortization	3,764	1		3,763			3,764
Common stock redeemed for taxes withheld for stock based compensation, net	(5,188)			(5,188)			(5,188)
Common stock issued under dividend reinvestment plan	379			379			379
Common stock issued, net of issuance costs	125,773	19		125,754			125,773
Contributions from partners	100								100	100
Issuance of exchangeable operating partnership units	1,275							1,275		1,275
Distributions to partners	(1,164)								(1,164)	(1,164)
Cash dividends declared - common stock/unit	(100,243)					(99,788)	(99,788)	(455)		(455)
Ending Balance at Mar. 31, 2020	$ 6,275,235	$ 1,696	$ (23,897)	$ 7,780,336	$ (25,531)	$ (1,533,182)	$ 6,199,422	$ 36,744	$ 39,069	$ 75,813

Consolidated Statement of Cha_2

Consolidated Statement of Changes in Equity (Parenthetical) - $ / shares	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019
Statement Of Stockholders Equity [Abstract]
Common stock/unit per share	$ 0.595	$ 0.585

Consolidated Statements of Cash

Consolidated Statements of Cash Flows - USD ($) $ in Thousands	3 Months Ended		12 Months Ended
	Mar. 31, 2020	Mar. 31, 2019	Dec. 31, 2019
Cash flows from operating activities:
Net (loss) income	$ (24,783)	$ 91,493
Adjustments to reconcile net (loss) income to net cash provided by operating activities:
Depreciation and amortization	89,295	97,194
Amortization of deferred loan costs and debt premiums	2,619	2,921
(Accretion) and amortization of above and below market lease intangibles, net	(12,460)	(13,090)
Stock-based compensation, net of capitalization	3,320	3,475
Equity in income of investments in real estate partnerships	(11,418)	(30,828)
Gain on sale of real estate, net of tax	(38,005)	(16,490)
Provision for impairment of real estate, net of tax	784	1,672
Goodwill impairment	132,128	0
Early extinguishment of debt	0	10,591
Distribution of earnings from investments in real estate partnerships	16,440	14,417
Settlement of derivative instruments	0	(5,719)
Deferred compensation expense	(4,328)	2,314
Realized and unrealized gain on investments	4,923	(2,354)
Changes in assets and liabilities:
Tenant and other receivables	18,569	9,050
Deferred leasing costs	(1,352)	(2,491)
Other assets	(12,201)	(11,212)
Accounts payable and other liabilities	(27,498)	(8,908)
Tenants’ security, escrow deposits and prepaid rent	(10,355)	(10,671)
Net cash provided by operating activities	125,678	131,364
Cash flows from investing activities:
Acquisition of operating real estate	(16,867)	(15,722)
Advance deposits refunded (paid) on acquisition of operating real estate	100	(1,250)
Real estate development and capital improvements	(56,309)	(39,929)
Proceeds from sale of real estate investments	103,522	82,533
Issuance of notes receivable	(167)	0
Investments in real estate partnerships	(32,972)	(19,587)
Return of capital from investments in real estate partnerships	0	41,587
Dividends on investment securities	84	116
Acquisition of investment securities	(4,392)	(5,359)
Proceeds from sale of investment securities	4,448	4,612
Net cash (used in) provided by investing activities	(2,553)	47,001
Cash flows from financing activities:
Net proceeds from common stock issuance	125,773	0
Repurchase of common shares in conjunction with equity award plans	(5,298)	(6,148)
Common shares repurchased through share repurchase program	0	(32,778)
Proceeds from sale of treasury stock	49	8
Distributions to limited partners in consolidated partnerships, net	(1,064)	(1,485)
Distributions to exchangeable operating partnership unit holders	(455)	(204)
Dividends paid to common stockholders	(99,409)	(97,608)
Repayment of fixed rate unsecured notes	0	(250,000)
Proceeds from issuance of fixed rate unsecured notes, net	0	298,983
Proceeds from unsecured credit facilities	610,000	110,000
Repayment of unsecured credit facilities	(125,000)	(145,000)
Repayment of notes payable	(3,891)	(40,315)
Scheduled principal payments	(2,547)	(2,235)
Payment of loan costs	0	(3,342)
Early redemption costs	0	(10,647)
Net cash provided by (used in) financing activities	498,158	(180,771)
Net increase (decrease) in cash and cash equivalents and restricted cash	621,283	(2,406)
Cash and cash equivalents and restricted cash at beginning of the period	115,562	45,190	$ 45,190
Cash and cash equivalents and restricted cash at end of the period	736,845	42,784	115,562
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $1,175 and $1,015 in 2020 and 2019, respectively)	47,912	42,421
Cash paid for income taxes, net of refunds	317	15
Supplemental disclosure of non-cash transactions:
Acquisition of real estate previously held within Investments in real estate partnerships	5,986
Mortgage loan assumed with the acquisition of real estate	16,359
Exchangeable operating partnership units issued for acquisition of real estate	1,275
Change in accrued capital expenditures	4,942	10,494
Common stock issued under dividend reinvestment plan	379	383
Stock-based compensation capitalized	554	573
Contributions from limited partners in consolidated partnerships, net		881
Common stock issued for dividend reinvestment in trust	265	238
Contribution of stock awards into trust	862	1,328
Distribution of stock held in trust	390	167
Change in fair value of securities	577	174
Partnership Interest [Member]
Cash flows from operating activities:
Net (loss) income	(24,783)	91,493
Adjustments to reconcile net (loss) income to net cash provided by operating activities:
Depreciation and amortization	89,295	97,194
Amortization of deferred loan costs and debt premiums	2,619	2,921
(Accretion) and amortization of above and below market lease intangibles, net	(12,460)	(13,090)
Stock-based compensation, net of capitalization	3,320	3,475
Equity in income of investments in real estate partnerships	(11,418)	(30,828)
Gain on sale of real estate, net of tax	(38,005)	(16,490)
Provision for impairment of real estate, net of tax	784	1,672
Goodwill impairment	132,128	0
Early extinguishment of debt	0	10,591
Distribution of earnings from investments in real estate partnerships	16,440	14,417
Settlement of derivative instruments	0	(5,719)
Deferred compensation expense	(4,328)	2,314
Realized and unrealized gain on investments	4,923	(2,354)
Changes in assets and liabilities:
Tenant and other receivables	18,569	9,050
Deferred leasing costs	(1,352)	(2,491)
Other assets	(12,201)	(11,212)
Accounts payable and other liabilities	(27,498)	(8,908)
Tenants’ security, escrow deposits and prepaid rent	(10,355)	(10,671)
Net cash provided by operating activities	125,678	131,364
Cash flows from investing activities:
Acquisition of operating real estate	(16,867)	(15,722)
Advance deposits refunded (paid) on acquisition of operating real estate	100	(1,250)
Real estate development and capital improvements	(56,309)	(39,929)
Proceeds from sale of real estate investments	103,522	82,533
Issuance of notes receivable	(167)	0
Investments in real estate partnerships	(32,972)	(19,587)
Return of capital from investments in real estate partnerships	0	41,587
Dividends on investment securities	84	116
Acquisition of investment securities	(4,392)	(5,359)
Proceeds from sale of investment securities	4,448	4,612
Net cash (used in) provided by investing activities	(2,553)	47,001
Cash flows from financing activities:
Net proceeds from common stock issuance	125,773	0
Repurchase of common shares in conjunction with equity award plans	(5,298)	(6,148)
Common shares repurchased through share repurchase program	0	(32,778)
Proceeds from sale of treasury stock	49	8
Distributions to limited partners in consolidated partnerships, net	(1,064)	(1,485)
Dividends paid to common stockholders	(99,864)	(97,812)
Repayment of fixed rate unsecured notes	0	(250,000)
Proceeds from issuance of fixed rate unsecured notes, net	0	298,983
Proceeds from unsecured credit facilities	610,000	110,000
Repayment of unsecured credit facilities	(125,000)	(145,000)
Repayment of notes payable	(3,891)	(40,315)
Scheduled principal payments	(2,547)	(2,235)
Payment of loan costs	0	(3,342)
Early redemption costs	0	(10,647)
Net cash provided by (used in) financing activities	498,158	(180,771)
Net increase (decrease) in cash and cash equivalents and restricted cash	621,283	(2,406)
Cash and cash equivalents and restricted cash at beginning of the period	115,562	45,190	45,190
Cash and cash equivalents and restricted cash at end of the period	736,845	42,784	$ 115,562
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $1,175 and $1,015 in 2020 and 2019, respectively)	47,912	42,421
Cash paid for income taxes, net of refunds	317	15
Supplemental disclosure of non-cash transactions:
Acquisition of real estate previously held within Investments in real estate partnerships	5,986
Mortgage loan assumed with the acquisition of real estate	16,359
Exchangeable operating partnership units issued for acquisition of real estate	1,275
Change in accrued capital expenditures	4,942	10,494
Common stock issued under dividend reinvestment plan	379	383
Stock-based compensation capitalized	554	573
Contributions from limited partners in consolidated partnerships, net		881
Common stock issued for dividend reinvestment in trust	265	238
Contribution of stock awards into trust	862	1,328
Distribution of stock held in trust	390	167
Change in fair value of securities	$ 577	$ 174

Consolidated Statements of Ca_2

Consolidated Statements of Cash Flows (Parenthetical) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019
Capitalized interest	$ 1,175	$ 1,015
Partnership Interest [Member]
Capitalized interest	$ 1,175	$ 1,015

Consolidated Statement of Cha_3

Consolidated Statement of Changes in Partner Capital Statement - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019
Net (loss) income	$ (24,783)	$ 91,493
Other comprehensive income (loss)
Amounts reclassified from accumulated other comprehensive loss	1,425	(176)
Contributions from partners	100	895
Issuance of exchangeable operating partnership units	1,275
Distributions to partners	(1,164)	(1,565)
Reallocation of limited partner's interest		0
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	3,764	3,952
Partners Capital Total [Member]
Net (loss) income	(25,332)	90,446
Other comprehensive income (loss)
Amounts reclassified from accumulated other comprehensive loss	1,404	(152)
Reallocation of limited partner's interest		66
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	3,764	3,952
Partnership Interest [Member]
Beginning Balance	6,289,961	6,450,168
Net (loss) income	(24,783)	91,493
Other comprehensive income (loss)
Other comprehensive loss before reclassification	(16,064)	(5,352)
Amounts reclassified from accumulated other comprehensive loss	1,425	(176)
Contributions from partners	100
Deferred compensation plan, net		895
Issuance of exchangeable operating partnership units	1,275
Distributions to partners	(101,407)	(99,761)
Reallocation of limited partner's interest		0
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	3,764	3,952
Common units repurchased and retired as a result of common stock repurchased and retired by Parent Company		(32,778)
Common units issued as a result of common stock issued by Parent Company, net of issuance costs	125,773
Common units issued as a result of common stock issued by Parent Company, net of repurchases		(5,668)
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	(4,809)
Ending Balance	6,275,235	6,402,773
Partnership Interest [Member] | Partners Capital Total [Member]
Beginning Balance	6,249,448	6,408,636
Net (loss) income	(25,447)	90,636
Other comprehensive income (loss)
Other comprehensive loss before reclassification	(15,005)	(5,027)
Amounts reclassified from accumulated other comprehensive loss	1,410	(153)
Contributions from partners	0
Deferred compensation plan, net		0
Issuance of exchangeable operating partnership units	1,275
Distributions to partners	(100,243)	(98,196)
Reallocation of limited partner's interest		(66)
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	3,764	3,952
Common units repurchased and retired as a result of common stock repurchased and retired by Parent Company		(32,778)
Common units issued as a result of common stock issued by Parent Company, net of issuance costs	125,773
Common units issued as a result of common stock issued by Parent Company, net of repurchases		(5,668)
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	(4,809)
Ending Balance	6,236,166	6,361,336
Partnership Interest [Member] | AOCI Attributable to Parent [Member]
Beginning Balance	(11,997)	(927)
Net (loss) income	0	0
Other comprehensive income (loss)
Other comprehensive loss before reclassification	(14,938)	(5,017)
Amounts reclassified from accumulated other comprehensive loss	1,404	(152)
Contributions from partners	0
Deferred compensation plan, net		0
Issuance of exchangeable operating partnership units	0
Distributions to partners	0	0
Reallocation of limited partner's interest		0
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	0	0
Common units repurchased and retired as a result of common stock repurchased and retired by Parent Company		0
Common units issued as a result of common stock issued by Parent Company, net of issuance costs	0
Common units issued as a result of common stock issued by Parent Company, net of repurchases		0
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	0
Ending Balance	(25,531)	(6,096)
Partnership Interest [Member] | Noncontrolling Interest [Member]
Beginning Balance	40,513	41,532
Net (loss) income	664	857
Other comprehensive income (loss)
Other comprehensive loss before reclassification	(1,059)	(325)
Amounts reclassified from accumulated other comprehensive loss	15	(23)
Contributions from partners	100
Deferred compensation plan, net		895
Issuance of exchangeable operating partnership units	0
Distributions to partners	(1,164)	(1,565)
Reallocation of limited partner's interest		66
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	0	0
Common units repurchased and retired as a result of common stock repurchased and retired by Parent Company		0
Common units issued as a result of common stock issued by Parent Company, net of issuance costs	0
Common units issued as a result of common stock issued by Parent Company, net of repurchases		0
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	0
Ending Balance	39,069	41,437
Partnership Interest [Member] | General Partner [Member]
Beginning Balance	6,225,345	6,398,897
Net (loss) income	(25,332)	90,446
Other comprehensive income (loss)
Other comprehensive loss before reclassification	0	0
Amounts reclassified from accumulated other comprehensive loss	0	0
Contributions from partners	0
Deferred compensation plan, net		0
Issuance of exchangeable operating partnership units	0
Distributions to partners	(99,788)	(97,992)
Reallocation of limited partner's interest		(66)
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	3,764	3,952
Common units repurchased and retired as a result of common stock repurchased and retired by Parent Company		(32,778)
Common units issued as a result of common stock issued by Parent Company, net of issuance costs	125,773
Common units issued as a result of common stock issued by Parent Company, net of repurchases		(5,668)
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	(4,809)
Ending Balance	6,224,953	6,356,791
Partnership Interest [Member] | Limited Partner [Member]
Beginning Balance	36,100	10,666
Net (loss) income	(115)	190
Other comprehensive income (loss)
Other comprehensive loss before reclassification	(67)	(10)
Amounts reclassified from accumulated other comprehensive loss	6	(1)
Contributions from partners	0
Deferred compensation plan, net		0
Issuance of exchangeable operating partnership units	1,275
Distributions to partners	(455)	(204)
Reallocation of limited partner's interest		0
Restricted units issued as a result of restricted stock issued by Parent Company, net of amortization	0	0
Common units repurchased and retired as a result of common stock repurchased and retired by Parent Company		0
Common units issued as a result of common stock issued by Parent Company, net of issuance costs	0
Common units issued as a result of common stock issued by Parent Company, net of repurchases		0
Common units redeemed as a result of common stock redeemed by Parent Company, net of issuances	0
Ending Balance	$ 36,744	$ 10,641

Organization and Significant Ac

Organization and Significant Accounting Policies	3 Months Ended
	Mar. 31, 2020
Organization Consolidation And Presentation Of Financial Statements [Abstract]
Organization and Significant Accounting Policies	1. Organization and Significant Accounting Policies 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 primarily engages in the ownership, management, leasing, acquisition, and development and redevelopment of shopping centers through the Operating Partnership, and has no other assets other than through its investment in the Operating Partnership, and its only liabilities are $500 million of unsecured public and private placement notes, which are co-issued and guaranteed by the Operating Partnership. The Parent Company guarantees all of the unsecured debt of the Operating Partnership. As of March 31, 2020, the Parent Company, the Operating Partnership, and their controlled subsidiaries on a consolidated basis owned 301 properties and held partial interests in an additional 115 properties through unconsolidated Investments in real estate partnerships (also referred to as “joint ventures” or “investment partnerships”). COVID-19 Pandemic On March 11, 2020, the novel coronavirus disease (“COVID-19”) was declared a pandemic (“COVID-19 pandemic”) by the World Health Organization as the disease spread throughout the world. During March 2020, COVID-19 began to appear in and spread throughout the United States and active measures to prevent the spread of the virus were initiated, focused on social distancing practices. The virus continued to spread among more populated cities and communities resulting in federal, state and local government agencies issuing regulatory orders enforcing social distancing and limiting group gatherings in order to further prevent the spread. While laws vary by state, generally, businesses deemed essential to the public are able to operate while non-essential businesses are not. Grocer tenants that anchor over 80% of our operating centers are considered essential businesses and the majority have remained open and operational to serve the residents of their communities. Many restaurants are also considered essential, although the social distancing and group gathering limitations generally prevent in-store or dine-in activity, forcing some of these retailers to evaluate alternate means of providing essential goods and services to the public or, like nonessential tenants, to close during this pandemic. The duration and severity of this pandemic are still uncertain and continue to evolve. The consolidated financial statements reflect all adjustments which are, in the opinion of management, necessary to fairly state the results for the interim periods presented. These adjustments are considered to be of a normal recurring nature, except for the goodwill impairment, discussed in Note 4, resulting from the market and economic impacts of the COVID-19 pandemic. Consolidation The Company consolidates properties that are wholly-owned and properties where it owns less than 100%, but which it has control over the activities most important to the overall success of the partnership. Control is determined using an evaluation based on accounting standards related to the consolidation of Variable Interest Entities ("VIEs") and voting interest entities. Ownership of the Operating Partnership The Operating Partnership’s capital includes general and limited common Partnership Units. As of March 31, 2020, the Parent Company owned approximately 99.6% of the outstanding common Partnership Units of the Operating Partnership, with the remaining limited common Partnership Units held by third parties (“Exchangeable operating partnership units” or “EOP units”). Each EOP unit is exchangeable for cash or one share of common stock of the Parent Company, at the discretion of the Parent Company, and the unit holder cannot require redemption in cash or other assets. The Parent Company has evaluated the conditions as specified under Accounting Standards Codification (“ASC”) Topic 480, Distinguishing Liabilities from Equity Real Estate Partnerships As of March 31, 2020, Regency had a partial ownership interest in 126 properties through partnerships, of which 11 are consolidated. Regency's partners include institutional investors and other real estate developers and/or operators (the “Partners” or “limited partners”). Regency has a variable interest in these entities through its equity interests, with Regency the primary beneficiary in certain of these real estate partnerships. As such, Regency consolidates the partnerships for which it is the primary beneficiary and reports the limited partners’ interests as Noncontrolling interests. For those partnerships which Regency is not the primary beneficiary and does not control, but has significant influence, Regency recognizes its investment in them using the equity method of accounting. 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 the partnerships can only be settled by the assets of these partnerships or additional contributions by the partners. The major classes of assets, liabilities, and non-controlling equity interests held by the Company's consolidated VIEs, exclusive of the Operating Partnership, are as follows: (in thousands) March 31, 2020 December 31, 2019 Assets Net real estate investments (1) $ 136,017 325,464 Cash, cash equivalents and restricted cash (1) 4,055 57,269 Liabilities Notes payable 15,557 17,740 Equity Limited partners’ interests in consolidated partnerships 30,436 30,655 (1) Included in the December 31, 2019 balances were real estate assets and cash held in Section 1031 like-kind exchanges, of which none remained at March 31, 2020. Revenues and Other Receivables Other property income includes incidental income from the properties and is generally recognized at the point in time that the performance obligation is met. All income from contracts with the Company's real estate partnerships is included within Management, transaction and other fees on the Consolidated Statements of Operations. The primary components of these revenue streams, the timing of satisfying the performance obligations, and amounts recognized are as follows: Three months ended March 31, (in thousands) Timing of satisfaction of performance obligations 2020 2019 Other property income Point in time $ 2,305 1,982 Management, transaction and other fees Property management services Over time 3,879 3,764 Asset management services Over time 1,838 1,777 Leasing services Point in time 710 758 Other transaction fees Point in time 389 673 Total management, transaction, and other fees $ 6,816 6,972 The accounts receivable for management services, which are included within Tenant and other receivables in the accompanying Consolidated Balance Sheets, are $10.1 million and $11.6 million, as of March 31, 2020 and December 31, 2019, respectively. 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: Accounting Standards Update (“ASU”) 2016-13, June 2016 , Financial Instruments—Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments This ASU replaces the incurred loss impairment methodology in current GAAP with a methodology that reflects expected credit losses and requires consideration of a broader range of reasonable and supportable information to inform credit loss estimates. This ASU applies to how the Company evaluates impairments of any available-for-sale debt securities and any non-operating lease receivables, including lease receivables arising from leases classified as sales-type or direct finance leases. January 2020 The Company has completed its evaluation and adoption of this standard, which resulted in changes in evaluating impairment of its available-for-sale debt securities. Declines in fair value below amortized cost resulting from credit related factors will be reflected in earnings, within Net investment income in the accompanying Consolidated Statements of Operations. Changes in value from market related factors continue to be recognized in Other comprehensive income (“OCI”). The Company’s investments in available-for-sale debt securities are invested in investment grade quality holdings or U.S. government backed securities, and are well diversified. During the three months ended March 31, 2020, the Company did not recognize any allowance for credit loss. Additionally, the Company’s non-operating lease receivables experienced no credit losses during the three months ended March 31, 2020, and the Company has no other financial instruments, such as lease receivables arising from sales-type or direct finance leases, subject to this ASU. ASU 2018-19, November 2018: Codification Improvements to Topic 326, Financial Instruments - Credit Losses This ASU clarifies that receivables arising from operating leases are not within the scope of Subtopic 326-20. Instead, impairment of receivables arising from operating leases should be accounted for in accordance with Topic 842, Leases January 2020 The Company has completed its evaluation and adoption of this standard with no additional changes in its accounting for operating leases and related receivables. ASU 2018-13, August 2018, Fair Value Measurements (Topic 820): Disclosure Framework - Changes to the Disclosure Requirements for Fair Value Measurement This ASU modifies the disclosure requirements for fair value measurements within the scope of Topic 820, Fair Value Measurements January 2020 The Company has completed its evaluation and adoption of this new standard. The Company does not have any assets or liabilities measured to fair value using Level 3 measurements at March 31, 2020. Standard Description Date of adoption Effect on the financial statements or other significant matters ASU 2018-15, August 2018, Intangibles - Goodwill and Other - Internal-Use Software (Subtopic 350-40): Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement That is a Service Contract. The amendments in this ASU align the requirements for capitalizing implementation costs incurred in a hosting arrangement that is a service contract with the requirements for capitalizing implementation costs incurred to develop or obtain internal-use software (and hosting arrangements that include an internal-use software license). The ASU provides further clarification of the appropriate presentation of capitalized costs, the period over which to recognize the expense, the presentation within the Statements of Operations and Statements of Cash Flows, and disclosure requirements. January 2020 The Company has completed its evaluation and adoption of this standard. Qualifying implementation costs incurred in a cloud computing arrangement that is a service contract are no longer expensed as incurred but rather are deferred within Other assets and amortized to earnings, within General and administrative expense in the accompanying Consolidated Statements of Operations, over the term of the arrangement. Cash flows attributable to the service arrangements, including implementation thereof, are reflected as Operating cash flows within the Consolidated Statements of Cash Flows. ASU 2020-04 , Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting In March 2020, the Financial Accounting Standards Board (“FASB”) issued ASU 2020-04, Reference Rate Reform (Topic 848). ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives, and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. March 2020 through December 31, 2022 The Company has elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. As additional index changes in the market occur, the Company will evaluate the impact of the guidance and may apply other elections as applicable. Not yet adopted: ASU 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes The amendments in this update simplify the accounting for income taxes by removing certain exceptions to the general principles in Topic 740, Income Taxes Notable changes of potential impact include income-based franchise taxes and interim period recognition of enacted changes in tax laws or rates. January 2021 The Company is evaluating this update and does not expect it to have a material impact to its financial condition, results of operations, cash flows or related footnote disclosures.

Real Estate Investments

Real Estate Investments	3 Months Ended
	Mar. 31, 2020
Business Combinations [Abstract]
Real Estate Investments	2. Real Estate Investments The following tables detail shopping centers acquired or land acquired for development or redevelopment: (in thousands) Three months ended March 31, 2020 Date Purchased Property Name City/State Property Type Ownership Purchase Price Debt Assumed, Net of Premiums Intangible Assets Intangible Liabilities 1/1/20 Country Walk Plaza (1) Miami, FL Operating 100% $ 39,625 16,359 3,294 2,452 ( 1 ) (in thousands) Three months ended March 31, 2019 Date Purchased Property Name City/State Property Type Ownership Purchase Price Debt Assumed, Net of Premiums Intangible Assets Intangible Liabilities 1/8/19 Pablo Plaza (1) Jacksonville, FL Operating 100% $ 600 — — — 2/8/19 Melrose Market Seattle, WA Operating 100% 15,515 — 941 358 Total property acquisitions $ 16,115 — 941 358 (1 )

Property Dispositions

Property Dispositions	3 Months Ended
	Mar. 31, 2020
Discontinued Operations And Disposal Groups [Abstract]
Property Dispositions	3. Property Dispositions The following table provides a summary of consolidated shopping centers and land parcels sold during the periods set forth below: Three months ended March 31, (in thousands, except number sold data) 2020 2019 Net proceeds from sale of real estate investments (1) $ 103,522 82,533 Gain on sale of real estate, net of tax 38,005 16,490 Provision for impairment of real estate sold — 1,672 Number of operating properties sold 2 4 Number of land parcels sold 1 2 Percent interest sold 100 % 100 % (1) Includes proceeds from repayment of a short-term note on the sale of one of the properties, issued at closing and repaid during the same three months ended in March 31, 2020. At March 31, 2020, the Company also had one property classified within Properties held for sale on the Consolidated Balance Sheets.

Other Assets Other Assets (Note

Other Assets Other Assets (Notes)	3 Months Ended
	Mar. 31, 2020
Other Assets [Abstract]
Other Assets	4. Other Assets The following table represents the components of Other assets in the accompanying Consolidated Balance Sheets: (in thousands) March 31, 2020 December 31, 2019 Goodwill, net $ 174,830 307,434 Investments 45,301 50,354 Prepaid and other 29,354 18,169 Derivative assets — 2,987 Furniture, fixtures, and equipment, net 6,868 7,098 Deferred financing costs, net 4,147 4,687 Total other assets $ 260,500 390,729 The following table presents the goodwill balances and activity during the year to date periods ended: March 31, 2020 December 31, 2019 (in thousands) Goodwill Accumulated Impairment Losses Total Goodwill Accumulated Impairment Losses Total Beginning of year balance $ 310,388 (2,954 ) 307,434 316,858 (2,715 ) 314,143 Goodwill allocated to Provision for impairment — (132,179 ) (132,179 ) — (2,954 ) (2,954 ) Goodwill allocated to Properties held for sale (963 ) 963 — (2,472 ) — (2,472 ) Goodwill associated with disposed reporting units: Goodwill allocated to Provision for impairment — — — (1,779 ) 1,779 — Goodwill allocated to Gain on sale of real estate (425 ) — (425 ) (2,219 ) 936 (1,283 ) End of period balance $ 309,000 (134,170 ) 174,830 310,388 (2,954 ) 307,434 As the Company identifies properties (“reporting units”) that no longer meet its investment criteria, it will evaluate the property for potential sale. A decision to sell a reporting unit results in the need to evaluate its goodwill for recoverability and may result in impairment. Additionally, other changes impacting a reporting unit may be considered a triggering event. If events occur that trigger an impairment evaluation at multiple reporting units, a goodwill impairment may be significant. During the three months ended March 31, 2020, the Company recognized $132.2 million of Goodwill impairment. The market disruptions related to the significant economic impacts of the COVID-19 pandemic triggered evaluation of reporting unit fair values for goodwill impairment. The Company’s reporting units are at the individual property level. The carrying value of long lived assets of the reporting units were first tested for recoverability with no resulting impairments. Next, the fair value of each reporting unit was compared to its carrying value, including goodwill. Of the 269 reporting units with goodwill, 87 of those were determined to have fair values lower than carrying value. As such, goodwill impairment losses totaling $132.2 million were recognized for the amount that the carrying amount of the reporting unit, including goodwill, exceeded its fair value, limited to the total amount of goodwill allocated to that reporting unit. Fair values of the reporting units were determined using a discounted cash flow approach, including current market cash flow assumptions for impacts to existing tenant contractual rent as well as prospective future rent and occupancy changes and related capital and operating expenditures. The cap rates and discount rates used in the analysis reflect management’s best estimate of market rates adjusted for the current environment.

Notes Payable and Unsecured Cre

Notes Payable and Unsecured Credit Facilities	3 Months Ended
	Mar. 31, 2020
Debt Disclosure [Abstract]
Notes Payable and Unsecured Credit Facilities	5. Notes Payable and Unsecured Credit Facilities The Company’s outstanding debt consisted of the following: (in thousands) Weighted Average Contractual Rate Weighted Average Effective Rate March 31, 2020 December 31, 2019 Notes payable: Fixed rate mortgage loans 4.4% 3.9% $ 351,914 342,020 Variable rate mortgage loans (1) 3.1% 3.2% 148,057 148,389 Fixed rate unsecured debt 3.9% 4.0% 2,945,429 2,944,752 Total notes payable 3,445,400 3,435,161 Unsecured credit facilities: Line of Credit (the "Line") (2) 2.5% 2.7% 705,000 220,000 Term loans 2.0% 2.1% 264,457 264,383 Total unsecured credit facilities 969,457 484,383 Total debt outstanding $ 4,414,857 3,919,544 (1) Includes six mortgages with interest rates that vary on LIBOR based formulas. Four of these variable rate loans have interest rate swaps in place to fix the interest rates. The effective fixed rates of the loans range from 2.5% to 4.1%. (2) Weighted average effective and contractual rate for the Line is calculated based on a fully drawn Line balance. Significan t financing activity during 2020 includes: • During March, the Company borrowed an additional $500 million on its Line to enhance its financial liquidity and to provide financial flexibility to continue its business initiatives amid the evolving effects of the COVID-19 pandemic. The Line provides the Company with total borrowing capacity of $1.25 billion and a maturity date subject to two additional six-month extensions at the Company’s election. Scheduled principal payments and maturities on notes payable and unsecured credit facilities were as follows: (in thousands) March 31, 2020 Scheduled Principal Payments and Maturities by Year: Scheduled Principal Payments Mortgage Loan Maturities Unsecured Maturities (1) Total 2020 (2) $ 8,671 35,250 — 43,921 2021 11,598 74,101 — 85,699 2022 11,797 5,848 1,270,000 1,287,645 2023 10,124 59,374 — 69,498 2024 5,301 90,742 250,000 346,043 Beyond 5 Years 21,712 161,303 2,425,000 2,608,015 Unamortized debt premium/(discount) and issuance costs — 4,150 (30,114 ) (25,964 ) Total $ 69,203 430,768 3,914,886 4,414,857 (1) Includes unsecured public and private debt and unsecured credit facilities. (2) Reflects scheduled principal payments for the remainder of the year. The Company was in compliance as of March 31, 2020 with the financial and other covenants under its unsecured public and private placement debt and unsecured credit facilities, and expects to remain in compliance.

Derivative Financial Instrument

Derivative Financial Instruments	3 Months Ended
	Mar. 31, 2020
Derivative Instruments And Hedging Activities Disclosure [Abstract]
Derivative Financial Instruments	6. Derivative Financial Instruments The Company may use derivative financial instruments, including interest rate swaps, caps, options, floors, and other interest rate derivative contracts, to hedge all or a portion of the interest rate risk associated with its borrowings. The principal objective of such arrangements is to minimize the risks and/or costs associated with the Company’s operating and financial structure as well as to hedge specific anticipated transactions. The Company does not intend to utilize derivatives for speculative or other purposes other than interest rate risk management. The use of derivative financial instruments carries certain risks, including the risk that the counterparties to these contractual arrangements are not able to perform under the agreements. To mitigate this risk, the Company only enters into derivative financial instruments with counterparties with high credit ratings and with major financial institutions with which the Company and its affiliates may also have other financial relationships. The Company does not anticipate that any of the counterparties will fail to meet their obligations. The Company’s objectives in using interest rate derivatives are to add stability to interest expense and to manage its exposure to interest rate movements. To accomplish this objective, the Company primarily uses interest rate swaps as part of its interest rate risk management strategy. Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for the Company making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount. 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) Assets (Liabilities) (1) Effective Date Maturity Date Notional Amount Counterparty Pays Variable Rate of Regency Pays Fixed Rate of March 31, 2020 December 31, 2019 8/1/16 1/5/22 265,000 1 Month LIBOR with Floor 1.053% $ (3,192 ) 2,674 4/7/16 4/1/23 19,678 1 Month LIBOR 1.303% (569 ) 148 12/1/16 11/1/23 32,809 1 Month LIBOR 1.490% (1,311 ) 84 9/17/19 3/17/25 24,000 1 Month LIBOR 1.542% (1,319 ) 81 6/2/17 6/2/27 37,022 1 Month LIBOR with Floor 2.366% (4,029 ) (1,515 ) $ (10,420 ) 1,472 (1) 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, as of March 31, 2020 , does not have any derivatives that are not designated as hedges. The changes in the fair value of derivatives designated and qualifying as cash flow hedges is recorded in Accumulated Other Comprehensive Loss (“AOCI”) and subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements: Location and Amount of Gain (Loss) Recognized in OCI on Derivative Location and Amount of Gain (Loss) Reclassified from AOCI into (Loss) Income Total amounts presented in the Consolidated Statements of Operations in which the effects of cash flow hedges are recorded Three months ended March 31, Three months ended March 31, Three months ended March 31, (in thousands) 2020 2019 2020 2019 2020 2019 Interest rate swaps $ (16,079 ) (5,489 ) Interest expense $ 1,425 (176 ) Interest expense, net $ 37,436 37,752 As of March 31, 2020, the Company expects approximately $7.4 million of net deferred losses on derivative instruments in AOCI, including the Company's share from its Investments in real estate partnerships, to be reclassified into earnings during the next 12 months. Included in the reclassification is $2.8 million related to previously settled swaps on the Company's ten and thirty year fixed rate unsecured debt.

Leases

Leases	3 Months Ended
	Mar. 31, 2020
Leases [Abstract]
Lessor, Operating Leases	7. Leases All of the Company’s leases are classified as operating leases. The Company's Lease income is comprised of both fixed and variable income, as follows: Fixed and in-substance fixed lease income includes stated amounts per the lease contract, which are primarily related to base rent, and in some cases stated amounts for common area maintenance (“CAM”), real estate taxes, and insurance. Income for these amounts is recognized on a straight- line basis. Variable lease income includes the following two main items in the lease contracts: (i) Recoveries from tenants represents amounts tenants are contractually obligated to reimburse the Company for the tenants’ portion of actual Recoverable Costs incurred. Generally the Company’s leases provide for the tenants to reimburse the Company based on the tenants’ share of the actual costs incurred in proportion to the tenants’ share of leased space in the property. (ii) Percentage rent represents amounts billable to tenants based on the tenants' actual sales volume in excess of levels specified in the lease contract. The following table provides a disaggregation of lease income recognized under ASC Topic 842 as either fixed or variable lease income based on the criteria specified in ASC 842: (in thousands) Three months ended March 31, 2020 2019 Operating lease income Fixed and in-substance fixed lease income $ 204,943 202,163 Variable lease income 64,668 62,835 Other lease related income, net: Above/below market rent and tenant rent inducement amortization 12,880 13,454 Uncollectible straight line rent (3,902 ) (285 ) Uncollectible amounts in lease income (4,052 ) (864 ) Total lease income $ 274,537 277,303 Lease income for operating leases with fixed payment terms is recognized on a straight-line basis over the expected term of the lease for all leases for which collectibility is considered probable at the commencement date. At lease commencement, the Company generally expects that collectibility is probable due to the Company’s credit checks on tenants and other creditworthiness analysis undertaken before entering into a new lease; therefore, income from most operating leases is initially recognized on a straight-line basis. For operating leases in which collectibility of Lease income is not considered probable, Lease income is recognized on a cash basis and all previously recognized straight-line rent receivables are reversed in the period in which the Lease income is determined not to be probable of collection. In addition to the lease-specific collectability assessment performed under Topic 842, the Company also recognizes a general reserve, as a reduction to Lease income, for its portfolio of operating lease receivables which are not expected to be fully collectible based on the Company’s historical collection experience. During the three months ended March 31, 2020, the Company experienced a higher rate of uncollectible lease income driven by changes in expectations of collectibility for certain tenants given the expected impact of the COVID-19 pandemic to our tenants. Additionally, certain tenants experiencing economic difficulties during this pandemic may seek future rent relief, which may be provided in the form of rent abatement or rent deferrals, among other possible agreements. Under Topic 842, subsequent changes to lease payments that are not stipulated in the original lease contract are generally accounted for as lease modifications. Due to the number of lease contracts that would require analysis to determine, on a lease by lease basis, whether such a concession is required to be accounted for as a lease modification, the FASB staff provided clarity as to an acceptable approach in accounting for lease concessions related to the effects of the COVID-19 pandemic. The FASB staff provided guidance that it would be acceptable for entities to make an election to account for lease concessions related to the effects of the COVID-19 pandemic consistent with how those concessions would be accounted for under Topic 842 as though enforceable rights and obligations for those concessions existed in the existing lease contract, thereby not requiring entities to apply lease modification guidance to those contracts. The Company is evaluating the options to account for such COVID-19 concessions.

Fair Value Measurements

Fair Value Measurements	3 Months Ended
	Mar. 31, 2020
Fair Value Disclosures [Abstract]
Fair Value Measurements	8. 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, 2020 December 31, 2019 (in thousands) Carrying Amount Fair Value Carrying Amount Fair Value Financial liabilities: Notes payable $ 3,445,400 3,611,169 3,435,161 3,688,604 Unsecured credit facilities $ 969,457 960,796 484,383 489,496 The above fair values represent management's estimate of 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, 2020 and December 31, 2019, respectively. 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, appropriate 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. (b) Fair Value Measurements The following financial instruments are measured at fair value on a recurring basis: Securities The Company has investments in marketable securities that are included within Other assets on the accompanying Consolidated Balance Sheets. The fair value of the securities was determined using quoted prices in active markets, which are considered Level 1 inputs of the fair value hierarchy. Changes in the value of securities are recorded within Net investment loss (income) in the accompanying Consolidated Statements of Operations, and include unrealized losses of $5.4 million during the three months ended March 31, 2020 and unrealized gains of $2.2 million for the three months ended March 31, 2019. Available-for-Sale Debt Securities Available-for-sale debt 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 debt 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, 2020 Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs (in thousands) Balance (Level 1) (Level 2) (Level 3) Assets: Securities $ 34,240 34,240 — — Available-for-sale debt securities 11,061 — 11,061 — Total $ 45,301 34,240 11,061 — Liabilities: Interest rate derivatives $ (10,420 ) — (10,420 ) — Fair Value Measurements as of December 31, 2019 Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs (in thousands) Balance (Level 1) (Level 2) (Level 3) Assets: Securities $ 39,599 39,599 — — Available-for-sale debt securities 10,755 — 10,755 — Interest rate derivatives 2,987 — 2,987 — Total $ 53,341 39,599 13,742 — Liabilities: Interest rate derivatives $ (1,515 ) — (1,515 ) — There were no assets measured at fair value on a nonrecurring basis as of March 31, 2020 . The following tables present the placement in the fair value hierarchy of assets and liabilities that are measured at fair value on a non recurring basis as of December 31, 2019 : Fair Value Measurements as of December 31, 2019 Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Total Gains (in thousands) Balance (Level 1) (Level 2) (Level 3) (Losses) Operating properties $ 71,131 — 28,131 43,000 (50,553 )

Equity and Capital

Equity and Capital	3 Months Ended
	Mar. 31, 2020
Equity And Capital [Abstract]
Equity and Capital	9. Equity and Capital Common Stock of the Parent Company At the Market (“ATM”) Program The Parent Company's ATM equity program expired on March 31, 2020. Prior to expiration, the Company issued forward sale agreements under its ATM program, which the Company settled during March 2020. At settlement, the Company issued 1,894,845 shares of its common stock, receiving $125.8 million of net proceeds which are expected to be used for working capital and general corporate purposes. Share Repurchase Program On February 4, 2020, the Company's Board authorized a common share repurchase program under which the Company may purchase, from time to time, up to a maximum of $250 million shares of its outstanding common stock through open market purchases or in privately negotiated transactions. Any shares purchased will be retired. The program is set to expire on February 5, 2021. The timing and actual number of shares purchased under the program depend upon marketplace conditions and other factors. The program remains subject to the discretion of the Board. Through March 31, 2020, no shares have been repurchased under this program. Common Units of the Operating Partnership Common units of the operating partnership are issued or redeemed and retired for each of the shares of Parent Company common stock issued or repurchased and retired, as described above. In January 2020, the Operating Partnership issued 18,613 exchangeable operating partnership units, valued at $1.3 million, as partial purchase price consideration for the acquisition of an additional 16.62% interest in an operating shopping center.

Stock-Based Compensation

Stock-Based Compensation	3 Months Ended
	Mar. 31, 2020
Disclosure Of Compensation Related Costs Sharebased Payments [Abstract]
Stock-Based Compensation	10. Stock-Based Compensation During the three months ended March 31, 2020, the Company granted 231,099 shares of restricted stock with a weighted-average grant-date fair value of $67.47 per share. The Company records stock-based compensation expense within General and administrative expenses in the accompanying Consolidated Statements of Operations.

Non-Qualified Deferred Compensa

Non-Qualified Deferred Compensation Plan	3 Months Ended
	Mar. 31, 2020
Compensation And Retirement Disclosure [Abstract]
Non-Qualified Deferred Compensation Plan	11. 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 vested 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 and related participant account obligations in the accompanying Consolidated Balance Sheets, excluding Regency stock: (in thousands) March 31, 2020 December 31, 2019 Location in Consolidated Balance Sheets Assets: Securities $ 32,083 36,849 Other assets Liabilities: Deferred compensation obligation $ 32,030 36,755 Accounts payable and other liabilities

Earnings per Share and Unit

Earnings per Share and Unit	3 Months Ended
	Mar. 31, 2020
Earnings Per Share And Unit [Abstract]
Earnings per Share and Unit	12. 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) 2020 2019 Numerator: (Loss) income attributable to common stockholders - basic $ (25,332 ) 90,446 (Loss) income attributable to common stockholders - diluted $ (25,332 ) 90,446 Denominator: Weighted average common shares outstanding for basic EPS 167,908 167,440 Weighted average common shares outstanding for diluted EPS (1) 167,908 167,717 (Loss) income per common share – basic $ (0.15 ) 0.54 (Loss) income per common share – diluted $ (0.15 ) 0.54 (1) The three months ended March 31, 2020 excludes the impact of unvested restricted stock because they would be anti-dilutive. The three months ended March 31, 2019 includes the dilutive impact of unvested restricted stock. (Loss) i ncome 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 be anti-dilutive. Weighted average exchangeable Operating Partnership units outstanding for the three months ended March 31, 2020 and 2019, was 765,046 and 349,902, respectively. 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) 2020 2019 Numerator: (Loss) income attributable to common unit holders - basic $ (25,447 ) 90,636 (Loss) income attributable to common unit holders - diluted $ (25,447 ) 90,636 Denominator: Weighted average common units outstanding for basic EPU 168,673 167,790 Weighted average common units outstanding for diluted EPU (1) 168,673 168,067 (Loss) income per common unit – basic $ (0.15 ) 0.54 (Loss) income per common unit – diluted $ (0.15 ) 0.54 (1) The three months ended March 31, 2020 excludes the impact of unvested restricted stock because they would be anti-dilutive. The three months ended March 31, 2019 includes the dilutive impact of unvested restricted stock.

Commitments and Contingencies

Commitments and Contingencies	3 Months Ended
	Mar. 31, 2020
Commitments And Contingencies Disclosure [Abstract]
Commitments and Contingencies	13. Commitments and Contingencies Litigation 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. Environmental The Company is subject to numerous environmental laws and regulations pertaining primarily to chemicals historically used by certain current and former dry cleaning tenants, the existence of asbestos in older shopping centers, and older 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. The Company can give no assurance that existing environmental studies with respect to the shopping centers have revealed all potential environmental contaminants, that our estimate of liabilities will not change as more information becomes available, that any previous owner, occupant or tenant did not create any material enviro nmental condition not known to t he Company , 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. Letters of Credit 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 on behalf of its captive insurance program and to facilitate the construction of development projects. As of March 31, 2020 and December 31, 2019, the Company had $9.7 million and $12.5 million, respectively, in letters of credit outstanding.

Organization and Significant _2

Organization and Significant Accounting Policies (Policies)	3 Months Ended
	Mar. 31, 2020
Organization Consolidation And Presentation Of Financial Statements [Abstract]
Consolidation	Consolidation The Company consolidates properties that are wholly-owned and properties where it owns less than 100%, but which it has control over the activities most important to the overall success of the partnership. Control is determined using an evaluation based on accounting standards related to the consolidation of Variable Interest Entities ("VIEs") and voting interest entities. Ownership of the Operating Partnership The Operating Partnership’s capital includes general and limited common Partnership Units. As of March 31, 2020, the Parent Company owned approximately 99.6% of the outstanding common Partnership Units of the Operating Partnership, with the remaining limited common Partnership Units held by third parties (“Exchangeable operating partnership units” or “EOP units”). Each EOP unit is exchangeable for cash or one share of common stock of the Parent Company, at the discretion of the Parent Company, and the unit holder cannot require redemption in cash or other assets. The Parent Company has evaluated the conditions as specified under Accounting Standards Codification (“ASC”) Topic 480, Distinguishing Liabilities from Equity
Real Estate Partnerships	Real Estate Partnerships As of March 31, 2020, Regency had a partial ownership interest in 126 properties through partnerships, of which 11 are consolidated. Regency's partners include institutional investors and other real estate developers and/or operators (the “Partners” or “limited partners”). Regency has a variable interest in these entities through its equity interests, with Regency the primary beneficiary in certain of these real estate partnerships. As such, Regency consolidates the partnerships for which it is the primary beneficiary and reports the limited partners’ interests as Noncontrolling interests. For those partnerships which Regency is not the primary beneficiary and does not control, but has significant influence, Regency recognizes its investment in them using the equity method of accounting. 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 the partnerships can only be settled by the assets of these partnerships or additional contributions by the partners. The major classes of assets, liabilities, and non-controlling equity interests held by the Company's consolidated VIEs, exclusive of the Operating Partnership, are as follows: (in thousands) March 31, 2020 December 31, 2019 Assets Net real estate investments (1) $ 136,017 325,464 Cash, cash equivalents and restricted cash (1) 4,055 57,269 Liabilities Notes payable 15,557 17,740 Equity Limited partners’ interests in consolidated partnerships 30,436 30,655
Revenues And Other Receivables	Revenues and Other Receivables Other property income includes incidental income from the properties and is generally recognized at the point in time that the performance obligation is met. All income from contracts with the Company's real estate partnerships is included within Management, transaction and other fees on the Consolidated Statements of Operations. The primary components of these revenue streams, the timing of satisfying the performance obligations, and amounts recognized are as follows: Three months ended March 31, (in thousands) Timing of satisfaction of performance obligations 2020 2019 Other property income Point in time $ 2,305 1,982 Management, transaction and other fees Property management services Over time 3,879 3,764 Asset management services Over time 1,838 1,777 Leasing services Point in time 710 758 Other transaction fees Point in time 389 673 Total management, transaction, and other fees $ 6,816 6,972
Recent Accounting Pronouncements	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: Accounting Standards Update (“ASU”) 2016-13, June 2016 , Financial Instruments—Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments This ASU replaces the incurred loss impairment methodology in current GAAP with a methodology that reflects expected credit losses and requires consideration of a broader range of reasonable and supportable information to inform credit loss estimates. This ASU applies to how the Company evaluates impairments of any available-for-sale debt securities and any non-operating lease receivables, including lease receivables arising from leases classified as sales-type or direct finance leases. January 2020 The Company has completed its evaluation and adoption of this standard, which resulted in changes in evaluating impairment of its available-for-sale debt securities. Declines in fair value below amortized cost resulting from credit related factors will be reflected in earnings, within Net investment income in the accompanying Consolidated Statements of Operations. Changes in value from market related factors continue to be recognized in Other comprehensive income (“OCI”). The Company’s investments in available-for-sale debt securities are invested in investment grade quality holdings or U.S. government backed securities, and are well diversified. During the three months ended March 31, 2020, the Company did not recognize any allowance for credit loss. Additionally, the Company’s non-operating lease receivables experienced no credit losses during the three months ended March 31, 2020, and the Company has no other financial instruments, such as lease receivables arising from sales-type or direct finance leases, subject to this ASU. ASU 2018-19, November 2018: Codification Improvements to Topic 326, Financial Instruments - Credit Losses This ASU clarifies that receivables arising from operating leases are not within the scope of Subtopic 326-20. Instead, impairment of receivables arising from operating leases should be accounted for in accordance with Topic 842, Leases January 2020 The Company has completed its evaluation and adoption of this standard with no additional changes in its accounting for operating leases and related receivables. ASU 2018-13, August 2018, Fair Value Measurements (Topic 820): Disclosure Framework - Changes to the Disclosure Requirements for Fair Value Measurement This ASU modifies the disclosure requirements for fair value measurements within the scope of Topic 820, Fair Value Measurements January 2020 The Company has completed its evaluation and adoption of this new standard. The Company does not have any assets or liabilities measured to fair value using Level 3 measurements at March 31, 2020. Standard Description Date of adoption Effect on the financial statements or other significant matters ASU 2018-15, August 2018, Intangibles - Goodwill and Other - Internal-Use Software (Subtopic 350-40): Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement That is a Service Contract. The amendments in this ASU align the requirements for capitalizing implementation costs incurred in a hosting arrangement that is a service contract with the requirements for capitalizing implementation costs incurred to develop or obtain internal-use software (and hosting arrangements that include an internal-use software license). The ASU provides further clarification of the appropriate presentation of capitalized costs, the period over which to recognize the expense, the presentation within the Statements of Operations and Statements of Cash Flows, and disclosure requirements. January 2020 The Company has completed its evaluation and adoption of this standard. Qualifying implementation costs incurred in a cloud computing arrangement that is a service contract are no longer expensed as incurred but rather are deferred within Other assets and amortized to earnings, within General and administrative expense in the accompanying Consolidated Statements of Operations, over the term of the arrangement. Cash flows attributable to the service arrangements, including implementation thereof, are reflected as Operating cash flows within the Consolidated Statements of Cash Flows. ASU 2020-04 , Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting In March 2020, the Financial Accounting Standards Board (“FASB”) issued ASU 2020-04, Reference Rate Reform (Topic 848). ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives, and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. March 2020 through December 31, 2022 The Company has elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. As additional index changes in the market occur, the Company will evaluate the impact of the guidance and may apply other elections as applicable. Not yet adopted: ASU 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes The amendments in this update simplify the accounting for income taxes by removing certain exceptions to the general principles in Topic 740, Income Taxes Notable changes of potential impact include income-based franchise taxes and interim period recognition of enacted changes in tax laws or rates. January 2021 The Company is evaluating this update and does not expect it to have a material impact to its financial condition, results of operations, cash flows or related footnote disclosures.

Organization and Principles of

Organization and Principles of Consolidation Recent Accounting Pronouncements (Tables)	3 Months Ended
	Mar. 31, 2020
Accounting Changes And Error Corrections [Abstract]
Schedule of Variable Interest Entities	The major classes of assets, liabilities, and non-controlling equity interests held by the Company's consolidated VIEs, exclusive of the Operating Partnership, are as follows: (in thousands) March 31, 2020 December 31, 2019 Assets Net real estate investments (1) $ 136,017 325,464 Cash, cash equivalents and restricted cash (1) 4,055 57,269 Liabilities Notes payable 15,557 17,740 Equity Limited partners’ interests in consolidated partnerships 30,436 30,655
Revenues and Other Receivables	Other property income includes incidental income from the properties and is generally recognized at the point in time that the performance obligation is met. All income from contracts with the Company's real estate partnerships is included within Management, transaction and other fees on the Consolidated Statements of Operations. The primary components of these revenue streams, the timing of satisfying the performance obligations, and amounts recognized are as follows: Three months ended March 31, (in thousands) Timing of satisfaction of performance obligations 2020 2019 Other property income Point in time $ 2,305 1,982 Management, transaction and other fees Property management services Over time 3,879 3,764 Asset management services Over time 1,838 1,777 Leasing services Point in time 710 758 Other transaction fees Point in time 389 673 Total management, transaction, and other fees $ 6,816 6,972
Schedule of New Accounting Pronouncements and Changes in Accounting Principles	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: Accounting Standards Update (“ASU”) 2016-13, June 2016 , Financial Instruments—Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments This ASU replaces the incurred loss impairment methodology in current GAAP with a methodology that reflects expected credit losses and requires consideration of a broader range of reasonable and supportable information to inform credit loss estimates. This ASU applies to how the Company evaluates impairments of any available-for-sale debt securities and any non-operating lease receivables, including lease receivables arising from leases classified as sales-type or direct finance leases. January 2020 The Company has completed its evaluation and adoption of this standard, which resulted in changes in evaluating impairment of its available-for-sale debt securities. Declines in fair value below amortized cost resulting from credit related factors will be reflected in earnings, within Net investment income in the accompanying Consolidated Statements of Operations. Changes in value from market related factors continue to be recognized in Other comprehensive income (“OCI”). The Company’s investments in available-for-sale debt securities are invested in investment grade quality holdings or U.S. government backed securities, and are well diversified. During the three months ended March 31, 2020, the Company did not recognize any allowance for credit loss. Additionally, the Company’s non-operating lease receivables experienced no credit losses during the three months ended March 31, 2020, and the Company has no other financial instruments, such as lease receivables arising from sales-type or direct finance leases, subject to this ASU. ASU 2018-19, November 2018: Codification Improvements to Topic 326, Financial Instruments - Credit Losses This ASU clarifies that receivables arising from operating leases are not within the scope of Subtopic 326-20. Instead, impairment of receivables arising from operating leases should be accounted for in accordance with Topic 842, Leases January 2020 The Company has completed its evaluation and adoption of this standard with no additional changes in its accounting for operating leases and related receivables. ASU 2018-13, August 2018, Fair Value Measurements (Topic 820): Disclosure Framework - Changes to the Disclosure Requirements for Fair Value Measurement This ASU modifies the disclosure requirements for fair value measurements within the scope of Topic 820, Fair Value Measurements January 2020 The Company has completed its evaluation and adoption of this new standard. The Company does not have any assets or liabilities measured to fair value using Level 3 measurements at March 31, 2020. Standard Description Date of adoption Effect on the financial statements or other significant matters ASU 2018-15, August 2018, Intangibles - Goodwill and Other - Internal-Use Software (Subtopic 350-40): Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement That is a Service Contract. The amendments in this ASU align the requirements for capitalizing implementation costs incurred in a hosting arrangement that is a service contract with the requirements for capitalizing implementation costs incurred to develop or obtain internal-use software (and hosting arrangements that include an internal-use software license). The ASU provides further clarification of the appropriate presentation of capitalized costs, the period over which to recognize the expense, the presentation within the Statements of Operations and Statements of Cash Flows, and disclosure requirements. January 2020 The Company has completed its evaluation and adoption of this standard. Qualifying implementation costs incurred in a cloud computing arrangement that is a service contract are no longer expensed as incurred but rather are deferred within Other assets and amortized to earnings, within General and administrative expense in the accompanying Consolidated Statements of Operations, over the term of the arrangement. Cash flows attributable to the service arrangements, including implementation thereof, are reflected as Operating cash flows within the Consolidated Statements of Cash Flows. ASU 2020-04 , Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting In March 2020, the Financial Accounting Standards Board (“FASB”) issued ASU 2020-04, Reference Rate Reform (Topic 848). ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives, and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. March 2020 through December 31, 2022 The Company has elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. As additional index changes in the market occur, the Company will evaluate the impact of the guidance and may apply other elections as applicable. Not yet adopted: ASU 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes The amendments in this update simplify the accounting for income taxes by removing certain exceptions to the general principles in Topic 740, Income Taxes Notable changes of potential impact include income-based franchise taxes and interim period recognition of enacted changes in tax laws or rates. January 2021 The Company is evaluating this update and does not expect it to have a material impact to its financial condition, results of operations, cash flows or related footnote disclosures.

Real Estate Investments (Tables

Real Estate Investments (Tables)	3 Months Ended
	Mar. 31, 2020
Real Estate [Abstract]
Schedule of business acquisitions	The following tables detail shopping centers acquired or land acquired for development or redevelopment: (in thousands) Three months ended March 31, 2020 Date Purchased Property Name City/State Property Type Ownership Purchase Price Debt Assumed, Net of Premiums Intangible Assets Intangible Liabilities 1/1/20 Country Walk Plaza (1) Miami, FL Operating 100% $ 39,625 16,359 3,294 2,452 ( 1 ) (in thousands) Three months ended March 31, 2019 Date Purchased Property Name City/State Property Type Ownership Purchase Price Debt Assumed, Net of Premiums Intangible Assets Intangible Liabilities 1/8/19 Pablo Plaza (1) Jacksonville, FL Operating 100% $ 600 — — — 2/8/19 Melrose Market Seattle, WA Operating 100% 15,515 — 941 358 Total property acquisitions $ 16,115 — 941 358

Property Dispositions (Tables)

Property Dispositions (Tables)	3 Months Ended
	Mar. 31, 2020
Discontinued Operations And Disposal Groups [Abstract]
Schedule of Properties Disposed of	The following table provides a summary of consolidated shopping centers and land parcels sold during the periods set forth below: Three months ended March 31, (in thousands, except number sold data) 2020 2019 Net proceeds from sale of real estate investments (1) $ 103,522 82,533 Gain on sale of real estate, net of tax 38,005 16,490 Provision for impairment of real estate sold — 1,672 Number of operating properties sold 2 4 Number of land parcels sold 1 2 Percent interest sold 100 % 100 % (1) Includes proceeds from repayment of a short-term note on the sale of one of the properties, issued at closing and repaid during the same three months ended in March 31, 2020.

Other Assets (Tables)

Other Assets (Tables)	3 Months Ended
	Mar. 31, 2020
Other Assets [Abstract]
Schedule of Other Assets	The following table represents the components of Other assets in the accompanying Consolidated Balance Sheets: (in thousands) March 31, 2020 December 31, 2019 Goodwill, net $ 174,830 307,434 Investments 45,301 50,354 Prepaid and other 29,354 18,169 Derivative assets — 2,987 Furniture, fixtures, and equipment, net 6,868 7,098 Deferred financing costs, net 4,147 4,687 Total other assets $ 260,500 390,729
Schedule of Goodwill	The following table presents the goodwill balances and activity during the year to date periods ended: March 31, 2020 December 31, 2019 (in thousands) Goodwill Accumulated Impairment Losses Total Goodwill Accumulated Impairment Losses Total Beginning of year balance $ 310,388 (2,954 ) 307,434 316,858 (2,715 ) 314,143 Goodwill allocated to Provision for impairment — (132,179 ) (132,179 ) — (2,954 ) (2,954 ) Goodwill allocated to Properties held for sale (963 ) 963 — (2,472 ) — (2,472 ) Goodwill associated with disposed reporting units: Goodwill allocated to Provision for impairment — — — (1,779 ) 1,779 — Goodwill allocated to Gain on sale of real estate (425 ) — (425 ) (2,219 ) 936 (1,283 ) End of period balance $ 309,000 (134,170 ) 174,830 310,388 (2,954 ) 307,434 As the Company identifies properties (“reporting units”) that no longer meet its investment criteria, it will evaluate the property for potential sale. A decision to sell a reporting unit results in the need to evaluate its goodwill for recoverability and may result in impairment. Additionally, other changes impacting a reporting unit may be considered a triggering event. If events occur that trigger an impairment evaluation at multiple reporting units, a goodwill impairment may be significant.

Notes Payable and Unsecured C_2

Notes Payable and Unsecured Credit Facilities (Tables)	3 Months Ended
	Mar. 31, 2020
Debt Disclosure [Abstract]
Schedule of Debt	The Company’s outstanding debt consisted of the following: (in thousands) Weighted Average Contractual Rate Weighted Average Effective Rate March 31, 2020 December 31, 2019 Notes payable: Fixed rate mortgage loans 4.4% 3.9% $ 351,914 342,020 Variable rate mortgage loans (1) 3.1% 3.2% 148,057 148,389 Fixed rate unsecured debt 3.9% 4.0% 2,945,429 2,944,752 Total notes payable 3,445,400 3,435,161 Unsecured credit facilities: Line of Credit (the "Line") (2) 2.5% 2.7% 705,000 220,000 Term loans 2.0% 2.1% 264,457 264,383 Total unsecured credit facilities 969,457 484,383 Total debt outstanding $ 4,414,857 3,919,544 (1) Includes six mortgages with interest rates that vary on LIBOR based formulas. Four of these variable rate loans have interest rate swaps in place to fix the interest rates. The effective fixed rates of the loans range from 2.5% to 4.1%. (2) Weighted average effective and contractual rate for the Line is calculated based on a fully drawn Line balance.
Schedule of maturities of long-term debt	Scheduled principal payments and maturities on notes payable and unsecured credit facilities were as follows: (in thousands) March 31, 2020 Scheduled Principal Payments and Maturities by Year: Scheduled Principal Payments Mortgage Loan Maturities Unsecured Maturities (1) Total 2020 (2) $ 8,671 35,250 — 43,921 2021 11,598 74,101 — 85,699 2022 11,797 5,848 1,270,000 1,287,645 2023 10,124 59,374 — 69,498 2024 5,301 90,742 250,000 346,043 Beyond 5 Years 21,712 161,303 2,425,000 2,608,015 Unamortized debt premium/(discount) and issuance costs — 4,150 (30,114 ) (25,964 ) Total $ 69,203 430,768 3,914,886 4,414,857 (1) Includes unsecured public and private debt and unsecured credit facilities. (2) Reflects scheduled principal payments for the remainder of the year.

Derivative Financial Instrume_2

Derivative Financial Instruments (Tables)	3 Months Ended
	Mar. 31, 2020
Derivative Instruments And Hedging Activities Disclosure [Abstract]
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) Assets (Liabilities) (1) Effective Date Maturity Date Notional Amount Counterparty Pays Variable Rate of Regency Pays Fixed Rate of March 31, 2020 December 31, 2019 8/1/16 1/5/22 265,000 1 Month LIBOR with Floor 1.053% $ (3,192 ) 2,674 4/7/16 4/1/23 19,678 1 Month LIBOR 1.303% (569 ) 148 12/1/16 11/1/23 32,809 1 Month LIBOR 1.490% (1,311 ) 84 9/17/19 3/17/25 24,000 1 Month LIBOR 1.542% (1,319 ) 81 6/2/17 6/2/27 37,022 1 Month LIBOR with Floor 2.366% (4,029 ) (1,515 ) $ (10,420 ) 1,472 (1) 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.
Derivative Instruments, Gain (Loss)	The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements: Location and Amount of Gain (Loss) Recognized in OCI on Derivative Location and Amount of Gain (Loss) Reclassified from AOCI into (Loss) Income Total amounts presented in the Consolidated Statements of Operations in which the effects of cash flow hedges are recorded Three months ended March 31, Three months ended March 31, Three months ended March 31, (in thousands) 2020 2019 2020 2019 2020 2019 Interest rate swaps $ (16,079 ) (5,489 ) Interest expense $ 1,425 (176 ) Interest expense, net $ 37,436 37,752

Leases (Tables)

Leases (Tables)	3 Months Ended
	Mar. 31, 2020
Leases [Abstract]
Operating Lease, Lease Income	The following table provides a disaggregation of lease income recognized under ASC Topic 842 as either fixed or variable lease income based on the criteria specified in ASC 842: (in thousands) Three months ended March 31, 2020 2019 Operating lease income Fixed and in-substance fixed lease income $ 204,943 202,163 Variable lease income 64,668 62,835 Other lease related income, net: Above/below market rent and tenant rent inducement amortization 12,880 13,454 Uncollectible straight line rent (3,902 ) (285 ) Uncollectible amounts in lease income (4,052 ) (864 ) Total lease income $ 274,537 277,303

Fair Value Measurements (Tables

Fair Value Measurements (Tables)	3 Months Ended
	Mar. 31, 2020
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, 2020 December 31, 2019 (in thousands) Carrying Amount Fair Value Carrying Amount Fair Value Financial liabilities: Notes payable $ 3,445,400 3,611,169 3,435,161 3,688,604 Unsecured credit facilities $ 969,457 960,796 484,383 489,496
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, 2020 Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs (in thousands) Balance (Level 1) (Level 2) (Level 3) Assets: Securities $ 34,240 34,240 — — Available-for-sale debt securities 11,061 — 11,061 — Total $ 45,301 34,240 11,061 — Liabilities: Interest rate derivatives $ (10,420 ) — (10,420 ) — Fair Value Measurements as of December 31, 2019 Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs (in thousands) Balance (Level 1) (Level 2) (Level 3) Assets: Securities $ 39,599 39,599 — — Available-for-sale debt securities 10,755 — 10,755 — Interest rate derivatives 2,987 — 2,987 — Total $ 53,341 39,599 13,742 — Liabilities: Interest rate derivatives $ (1,515 ) — (1,515 ) —
Summary of assets measured on non-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 non recurring basis as of December 31, 2019 : Fair Value Measurements as of December 31, 2019 Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Total Gains (in thousands) Balance (Level 1) (Level 2) (Level 3) (Losses) Operating properties $ 71,131 — 28,131 43,000 (50,553 )

Non-Qualified Deferred Compen_2

Non-Qualified Deferred Compensation Plan (Tables)	3 Months Ended
	Mar. 31, 2020
Compensation And Retirement Disclosure [Abstract]
Summary of balances of the assets and deferred compensation liabilities of the Rabbi trust and related participant account obligations	The following table reflects the balances of the assets and deferred compensation liabilities of the Rabbi trust and related participant account obligations in the accompanying Consolidated Balance Sheets, excluding Regency stock: (in thousands) March 31, 2020 December 31, 2019 Location in Consolidated Balance Sheets Assets: Securities $ 32,083 36,849 Other assets Liabilities: Deferred compensation obligation $ 32,030 36,755 Accounts payable and other liabilities

Earnings per Share and Unit (Ta

Earnings per Share and Unit (Tables)	3 Months Ended
	Mar. 31, 2020
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) 2020 2019 Numerator: (Loss) income attributable to common stockholders - basic $ (25,332 ) 90,446 (Loss) income attributable to common stockholders - diluted $ (25,332 ) 90,446 Denominator: Weighted average common shares outstanding for basic EPS 167,908 167,440 Weighted average common shares outstanding for diluted EPS (1) 167,908 167,717 (Loss) income per common share – basic $ (0.15 ) 0.54 (Loss) income per common share – diluted $ (0.15 ) 0.54 (1) The three months ended March 31, 2020 excludes the impact of unvested restricted stock because they would be anti-dilutive. The three months ended March 31, 2019 includes the dilutive impact of unvested restricted stock.
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) 2020 2019 Numerator: (Loss) income attributable to common unit holders - basic $ (25,447 ) 90,636 (Loss) income attributable to common unit holders - diluted $ (25,447 ) 90,636 Denominator: Weighted average common units outstanding for basic EPU 168,673 167,790 Weighted average common units outstanding for diluted EPU (1) 168,673 168,067 (Loss) income per common unit – basic $ (0.15 ) 0.54 (Loss) income per common unit – diluted $ (0.15 ) 0.54 (1) The three months ended March 31, 2020 excludes the impact of unvested restricted stock because they would be anti-dilutive. The three months ended March 31, 2019 includes the dilutive impact of unvested restricted stock.

Organization and Significant _3

Organization and Significant Accounting Policies - Organization and Principles of Consolidation (Details) $ in Millions	3 Months Ended
	Mar. 31, 2020USD ($)retail_shopping_center
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Unsecured public and private notes | $	$ 500
Operating Partnership [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Ownership percentage of outstanding common partnership units	99.60%
Wholly Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	301
Unconsolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	115

Organization and Significant _4

Organization and Significant Accounting Policies Schedule of Variable Interest Entities (Details) $ in Thousands	Mar. 31, 2020USD ($)retail_shopping_center	Dec. 31, 2019USD ($)
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Assets	$ 11,568,311	$ 11,132,253
Variable Interest Entity, Consolidated, Carrying Amount, Liabilities	5,293,076	4,842,292
Noncontrolling Interest in Variable Interest Entity	30,436	30,655
Variable Interest Entity, Primary Beneficiary [Member]
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Liabilities	15,557	17,740
Real Estate [Member] | Variable Interest Entity, Primary Beneficiary [Member]
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Assets	136,017	325,464
Cash and Cash Equivalents [Member] | Variable Interest Entity, Primary Beneficiary [Member]
Variable Interest Entity [Line Items]
Variable Interest Entity, Consolidated, Carrying Amount, Assets	$ 4,055	$ 57,269
Partially Owned Properties [Member]
Variable Interest Entity [Line Items]
Number of real estate properties | retail_shopping_center	126
Consolidated Properties [Member]
Variable Interest Entity [Line Items]
Number of real estate properties | retail_shopping_center	11

Organization and Significant _5

Organization and Significant Accounting Policies Revenues and Tenant and Other Receivables (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019	Dec. 31, 2019
Schedule of management, transaction, and other fees [Line Items]
Other property income	$ 2,305	$ 1,982
Management, transaction, and other fees	6,816	6,972
Tenant and other receivables	148,058		$ 169,337
Management, transaction, and other fee [Member]
Schedule of management, transaction, and other fees [Line Items]
Tenant and other receivables	10,100		$ 11,600
Property management services [Member]
Schedule of management, transaction, and other fees [Line Items]
Management, transaction, and other fees	3,879	3,764
Asset management services [Member]
Schedule of management, transaction, and other fees [Line Items]
Management, transaction, and other fees	1,838	1,777
Leasing services [Member]
Schedule of management, transaction, and other fees [Line Items]
Management, transaction, and other fees	710	758
Other transaction fees [Member]
Schedule of management, transaction, and other fees [Line Items]
Management, transaction, and other fees	$ 389	$ 673

Real Estate Investments Busines

Real Estate Investments Business Acquisitions (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019
Business Acquisition [Line Items]
Purchase Price		$ 16,115
Debt Assumed, Net of Premiums		0
Off-Market Favorable Lease [Member]
Business Acquisition [Line Items]
Intangible Assets		941
Off-Market Lease, Unfavorable [Member]
Business Acquisition [Line Items]
Intangible Assets		$ 358
Country Walk Plaza [Member]
Business Acquisition [Line Items]
Date Purchased	Jan. 1, 2020
Property Name	Country Walk Plaza (1)
City/State	Miami, FL
Ownership	100.00%
Purchase Price	$ 39,625
Debt Assumed, Net of Premiums	16,359
Country Walk Plaza [Member] | Off-Market Favorable Lease [Member]
Business Acquisition [Line Items]
Intangible Assets	3,294
Country Walk Plaza [Member] | Off-Market Lease, Unfavorable [Member]
Business Acquisition [Line Items]
Intangible Assets	$ 2,452
Pablo Plaza [Member]
Business Acquisition [Line Items]
Date Purchased		Jan. 8, 2019
Property Name		Pablo Plaza (1)
City/State		Jacksonville, FL
Ownership		100.00%
Purchase Price		$ 600
Debt Assumed, Net of Premiums		0
Pablo Plaza [Member] | Off-Market Favorable Lease [Member]
Business Acquisition [Line Items]
Intangible Assets		0
Pablo Plaza [Member] | Off-Market Lease, Unfavorable [Member]
Business Acquisition [Line Items]
Intangible Assets		$ 0
Melrose Market [Member]
Business Acquisition [Line Items]
Date Purchased		Feb. 8, 2019
Property Name		Melrose Market
City/State		Seattle, WA
Ownership		100.00%
Purchase Price		$ 15,515
Debt Assumed, Net of Premiums		0
Melrose Market [Member] | Off-Market Favorable Lease [Member]
Business Acquisition [Line Items]
Intangible Assets		941
Melrose Market [Member] | Off-Market Lease, Unfavorable [Member]
Business Acquisition [Line Items]
Intangible Assets		$ 358

Real Estate Investments Assets

Real Estate Investments Assets Acquired and Liabilities Assumed (Details) $ in Thousands	Mar. 31, 2019USD ($)
Business Combinations [Abstract]
Total liabilities assumed	$ 0

Real Estate Investments Busin_2

Real Estate Investments Business Acquisitions (Parenthetical) (Details) - a	Mar. 31, 2020	Mar. 31, 2019
Country Walk Plaza [Member]
Business Acquisition [Line Items]
Percentage of purchase price of property	100.00%
Percentage of equity interest acquired prior	30.00%
Pablo Plaza [Member]
Business Acquisition [Line Items]
Purchase of building for redevelopment		0.17

Property Dispositions (Details)

Property Dispositions (Details) $ in Thousands	3 Months Ended
	Mar. 31, 2020USD ($)property	Mar. 31, 2019USD ($)property
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net proceeds from sale of real estate investments (1)	$ 103,522	$ 82,533
Gain on sale of real estate, net of tax	38,005	16,490
Provision for impairment, net of tax	$ 784	$ 1,672
Number of properties held for sale | property	1
Wholly Owned Properties [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Percent interest sold	100.00%	100.00%
Real Estate Sold [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Provision for impairment, net of tax		$ 1,672
Operating Properties [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of real estate properties sold | property	2	4
Land [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of real estate properties sold | property	1	2

Schedule of Other Assets (Detai

Schedule of Other Assets (Details) - USD ($) $ in Thousands	Mar. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Other Assets [Abstract]
Goodwill, net	$ 174,830	$ 307,434	$ 314,143
Investments	45,301	50,354
Prepaid and other	29,354	18,169
Derivative assets		2,987
Furniture, fixtures, and equipment, net	6,868	7,098
Deferred financing costs, net	4,147	4,687
Total other assets	$ 260,500	$ 390,729

Schedule of Goodwill (Details)

Schedule of Goodwill (Details) - USD ($) $ in Thousands	3 Months Ended	12 Months Ended
	Mar. 31, 2020	Dec. 31, 2019
Goodwill [Line Items]
Goodwill Gross, Beginning balance	$ 310,388	$ 316,858
Goodwill Gross, allocated to Provision for impairment	0	0
Goodwill Gross, allocated to Properties held for sale	(963)	(2,472)
Goodwill, ending balance	309,000	310,388
Goodwill, Accumulated Impairment Losses, Beginning balance	(2,954)	(2,715)
Goodwill Accumulated Impairment Losses, allocated to Provision for impairment	(132,179)	(2,954)
Goodwill Accumulated Impairment Losses, allocated to Properties held for sale	963	0
Goodwill, Accumulated Impairment Losses, Ending balance	(134,170)	(2,954)
Goodwill, Beginning balance	307,434	314,143
Goodwill allocated to Provision for impairment	(132,179)	(2,954)
Goodwill allocated to Properties held for sale	0	(2,472)
Goodwill, Ending balance	174,830	307,434
Disposal Group, Disposed of by Sale, Not Discontinued Operations [Member]
Goodwill [Line Items]
Goodwill Gross, allocated to Provision for impairment	0	(1,779)
Goodwill Gross, allocated to Gain on sale of real estate	(425)	(2,219)
Goodwill Accumulated Impairment Losses, allocated to Provision for impairment	0	1,779
Goodwill Accumulated Impairment Losses, allocated to Gain on sale of real estate	0	936
Goodwill allocated to Provision for impairment	0	0
Goodwill allocated to Gain on sale of real estate	$ (425)	$ (1,283)

Other Assets (Details)

Other Assets (Details) $ in Thousands	3 Months Ended
	Mar. 31, 2020USD ($)Reportingunit	Mar. 31, 2019USD ($)
Goodwill [Line Items]
Goodwill, impairment loss | $	$ 132,128	$ 0
Accumulated Impairment Losses | Natural Disasters and Other Casualty Events [Member]
Goodwill [Line Items]
Goodwill, impairment loss | $	$ 132,200
Accumulated Impairment Losses | Disposal Group, Disposed of by Sale, Not Discontinued Operations [Member] | Natural Disasters and Other Casualty Events [Member]
Goodwill [Line Items]
Number of Reporting Units | Reportingunit	269
Fair Value lower than carrying value | Reportingunit	87

Schedule of Debt (Details)

Schedule of Debt (Details) - USD ($) $ in Thousands	Mar. 31, 2020	Dec. 31, 2019
Debt Instrument [Line Items]
Long-term Debt	$ 4,414,857	$ 3,919,544
Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Contractual Interest Rate	4.40%
Debt, Weighted Average Effective Interest Rate	3.90%
Long-term Debt	$ 351,914	342,020
Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Contractual Interest Rate	3.90%
Debt, Weighted Average Effective Interest Rate	4.00%
Long-term Debt	$ 2,945,429	2,944,752
Total credit facilities	969,457	484,383
Notes Payable to Banks [Member]
Debt Instrument [Line Items]
Long-term Debt	$ 3,445,400	3,435,161
Line of Credit [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Contractual Interest Rate	2.50%
Debt, Weighted Average Effective Interest Rate	2.70%
Line of Credit [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	$ 705,000	220,000
Term Loan [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Contractual Interest Rate	2.00%
Debt, Weighted Average Effective Interest Rate	2.10%
Term Loan [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	$ 264,457	264,383
London Interbank Offered Rate (LIBOR) [Member] | Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Contractual Interest Rate	3.10%
Debt, Weighted Average Effective Interest Rate	3.20%
Long-term Debt	$ 148,057	$ 148,389

Schedule of Debt (Parenthetical

Schedule of Debt (Parentheticals) (Details) - Variable Rate Mortgage Loans [Member] - London Interbank Offered Rate (LIBOR) [Member]	Mar. 31, 2020
Minimum [Member]
Debt Instrument [Line Items]
Debt instrument, effective fixed interest rate	2.50%
Maximum [Member]
Debt Instrument [Line Items]
Debt instrument, effective fixed interest rate	4.10%

Notes Payable and Unsecured C_3

Notes Payable and Unsecured Credit Facilities Narrative (Details) $ in Millions	Mar. 31, 2020USD ($)
Debt Instrument [Line Items]
Line of credit total borrowing capacity	$ 1,250
Natural Disasters and Other Casualty Events [Member]
Debt Instrument [Line Items]
Line of credit facility amount borrowed	$ 500

Notes Payable and Unsecured C_4

Notes Payable and Unsecured Credit Facilities Schedule of maturities of long-term debt (Details) - USD ($) $ in Thousands	Mar. 31, 2020	Dec. 31, 2019
Debt Instrument [Line Items]
2020	$ 43,921
2021	85,699
2022	1,287,645
2023	69,498
2024	346,043
Beyond 5 Years	2,608,015
Unamortized debt premium/(discount) and issuance costs	(25,964)
Total	4,414,857	$ 3,919,544
Unsecured Debt [Member]
Debt Instrument [Line Items]
Total	2,945,429	$ 2,944,752
Scheduled Principal Payments [Member] | Mortgages [Member]
Debt Instrument [Line Items]
2020	8,671
2021	11,598
2022	11,797
2023	10,124
2024	5,301
Beyond 5 Years	21,712
Unamortized debt premium/(discount) and issuance costs	0
Total	69,203
Mortgage Loan Maturities [Member] | Mortgages [Member]
Debt Instrument [Line Items]
2020	35,250
2021	74,101
2022	5,848
2023	59,374
2024	90,742
Beyond 5 Years	161,303
Unamortized debt premium/(discount) and issuance costs	4,150
Total	430,768
Unsecured Maturities [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
2020	0
2021	0
2022	1,270,000
2023	0
2024	250,000
Beyond 5 Years	2,425,000
Unamortized debt premium/(discount) and issuance costs	(30,114)
Total	$ 3,914,886

Derivative Financial Instrume_3

Derivative Financial Instruments (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019	Dec. 31, 2019
Derivative [Line Items]
Other Comprehensive Income (Loss), Unrealized Gain (Loss) on Derivatives Arising During Period, before Tax	$ (16,079)	$ (5,489)
Amount reclassified from accumulated other comprehensive loss	1,425	(176)
Interest Expense	37,436	$ 37,752
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	7,400
Fair Value, Measurements, Recurring [Member]
Derivative [Line Items]
Interest Rate Cash Flow Hedge Asset at Fair Value			$ 2,987
Interest Rate Cash Flow Hedge Liability at Fair Value	(10,420)		(1,515)
Fair Value Inputs Level 2 [Member] | Fair Value, Measurements, Recurring [Member]
Derivative [Line Items]
Interest Rate Cash Flow Hedge Asset at Fair Value			2,987
Interest Rate Cash Flow Hedge Liability at Fair Value	(10,420)		(1,515)
Interest Rate Cash Flow Hedge Derivative At Fair Value Net	$ (10,420)		1,472
Derivative @ 1.053% 265.000M [Member]
Derivative [Line Items]
Derivative, Inception Date	Aug. 1, 2016
Derivative, Maturity Date	Jan. 5, 2022
Derivative, Notional Amount	$ 265,000
Derivative, Description of Variable Rate Basis	1 Month LIBOR with Floor
Derivative, Fixed Interest Rate	1.053%
Interest Rate Cash Flow Hedge Asset at Fair Value			2,674
Interest Rate Cash Flow Hedge Liability at Fair Value	$ (3,192)
Derivative @ 1.303% 19.678M [Member]
Derivative [Line Items]
Derivative, Inception Date	Apr. 7, 2016
Derivative, Maturity Date	Apr. 1, 2023
Derivative, Notional Amount	$ 19,678
Derivative, Description of Variable Rate Basis	1 Month LIBOR
Derivative, Fixed Interest Rate	1.303%
Interest Rate Cash Flow Hedge Asset at Fair Value			148
Interest Rate Cash Flow Hedge Liability at Fair Value	$ (569)
Derivative @ 1.490% 32.809M [Member]
Derivative [Line Items]
Derivative, Inception Date	Dec. 1, 2016
Derivative, Maturity Date	Nov. 1, 2023
Derivative, Notional Amount	$ 32,809
Derivative, Description of Variable Rate Basis	1 Month LIBOR
Derivative, Fixed Interest Rate	1.49%
Interest Rate Cash Flow Hedge Asset at Fair Value			84
Interest Rate Cash Flow Hedge Liability at Fair Value	$ (1,311)
Derivative @ 1.542% 24.000M [Member]
Derivative [Line Items]
Derivative, Inception Date	Sep. 17, 2019
Derivative, Maturity Date	Mar. 17, 2025
Derivative, Notional Amount	$ 24,000
Derivative, Description of Variable Rate Basis	1 Month LIBOR
Derivative, Fixed Interest Rate	1.542%
Interest Rate Cash Flow Hedge Asset at Fair Value			81
Interest Rate Cash Flow Hedge Liability at Fair Value	$ (1,319)
Derivative @ 2.366% 37.022M [Member]
Derivative [Line Items]
Derivative, Inception Date	Jun. 2, 2017
Derivative, Maturity Date	Jun. 2, 2027
Derivative, Notional Amount	$ 37,022
Derivative, Description of Variable Rate Basis	1 Month LIBOR with Floor
Derivative, Fixed Interest Rate	2.366%
Interest Rate Cash Flow Hedge Liability at Fair Value	$ (4,029)		$ (1,515)
Swap [Member]
Derivative [Line Items]
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	$ 2,800

Leases (Details)

Leases (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019
Operating Leased Assets [Line Items]
Fixed and in-substance fixed lease income	$ 204,943	$ 202,163
Variable lease income	64,668	62,835
Uncollectible straight line rent	(3,902)	(285)
Uncollectible amounts in lease income	(4,052)	(864)
Total lease income	274,537	277,303
Lessor [Member]
Operating Leased Assets [Line Items]
Above/below market rent and tenant rent inducement amortization	$ 12,880	$ 13,454

Fair Value Measurements (Detail

Fair Value Measurements (Details) - USD ($) $ in Thousands	3 Months Ended		12 Months Ended
	Mar. 31, 2020	Mar. 31, 2019	Dec. 31, 2019
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes payable	$ 3,445,400		$ 3,435,161
Unsecured credit facilities	969,457		484,383
Trading Securities, Change in Unrealized Holding Gain (Loss)	(5,400)	$ 2,200
Impairment of Real Estate	(784)	$ (1,672)
Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Debt Securities, Trading, and Equity Securities, FV-NI	34,240		39,599
Available-for-sale Securities	11,061		10,755
Total	45,301		53,341
Interest Rate Cash Flow Hedge Liability at Fair Value	(10,420)		(1,515)
Interest Rate Cash Flow Hedge Liability at Fair Value			2,987
Fair Value, Measurements, Nonrecurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Operating properties			71,131
Impairment of Real Estate			(50,553)
Fair Value Inputs Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Payable, Fair Value	3,611,169		3,688,604
Fair Value Inputs Level 2 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Debt Securities, Trading, and Equity Securities, FV-NI	0		0
Available-for-sale Securities	11,061		10,755
Total	11,061		13,742
Interest Rate Cash Flow Hedge Liability at Fair Value	(10,420)		(1,515)
Interest Rate Cash Flow Hedge Liability at Fair Value			2,987
Fair Value Inputs Level 2 [Member] | Fair Value, Measurements, Nonrecurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Operating properties			28,131
Fair Value Inputs Level 2 [Member] | Unsecured Credit Facilities [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Unsecured credit facilities, Fair Value	960,796		489,496
Fair Value, Inputs, Level 1 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Debt Securities, Trading, and Equity Securities, FV-NI	34,240		39,599
Available-for-sale Securities	0		0
Total	34,240		39,599
Interest Rate Cash Flow Hedge Liability at Fair Value	0		0
Interest Rate Cash Flow Hedge Liability at Fair Value			0
Fair Value, Inputs, Level 3 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Debt Securities, Trading, and Equity Securities, FV-NI	0		0
Available-for-sale Securities	0		0
Total	0		0
Interest Rate Cash Flow Hedge Liability at Fair Value	$ 0		0
Interest Rate Cash Flow Hedge Liability at Fair Value			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]
Operating properties			$ 43,000

Equity and Capital Equity and C

Equity and Capital Equity and Capital - Common Stock (Details) - USD ($)	Feb. 04, 2020	Jan. 31, 2020	Mar. 31, 2020	Mar. 31, 2019	Dec. 31, 2019
Class of Stock [Line Items]
Common stock, shares issued			169,620,627		167,571,218
Net proceeds from common stock issuance			$ 125,773,000	$ 0
Stock Repurchase Program, Authorized Amount	$ 250,000,000
Stock Repurchase Program Expiration Date	Feb. 5, 2021
Stock Repurchased and Retired During Period, Value				$ (32,778,000)
Common Stock [Member] | Shopping Center [Member]
Class of Stock [Line Items]
Issuance of exchangeable operating partnership, units		18,613
Issuance of operating partnership, value		$ 1,300,000
Acquisition of additional interest		16.62%
Common Stock [Member] | Accumulated Other Comprehensive Income (Loss) [Member]
Class of Stock [Line Items]
Stock Repurchased and Retired During Period, Value			$ 0
Forward Equity Offering [Member] | ATM Equity Offering Program [Member]
Class of Stock [Line Items]
Common stock, shares issued			1,894,845
Net proceeds from common stock issuance			$ 125,800,000

Stock-Based Compensation (Detai

Stock-Based Compensation (Details) - Restricted Stock [Member]	3 Months Ended
	Mar. 31, 2020$ / sharesshares
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Shares granted | shares	231,099
Weighted average grant date fair value (in dollars per share) | $ / shares	$ 67.47

Non-Qualified Deferred Compen_3

Non-Qualified Deferred Compensation Plan (Details) - USD ($) $ in Thousands	Mar. 31, 2020	Dec. 31, 2019
Compensation And Retirement Disclosure [Abstract]
Securities	$ 32,083	$ 36,849
Deferred compensation obligation	$ 32,030	$ 36,755

Earnings per Share and Unit (De

Earnings per Share and Unit (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended
	Mar. 31, 2020	Mar. 31, 2019
Earnings Per Share Basic [Line Items]
Weighted average common shares/units outstanding for basic EPS/EPU	167,908,000	167,440,000
Weighted average common shares/units outstanding for diluted EPS/EPU	167,908,000	167,717,000
(Loss) income per common share – basic	$ (0.15)	$ 0.54
(Loss) income per common share – diluted	$ (0.15)	$ 0.54
Weighted Average Limited Partnership Units Outstanding, Basic	765,046	349,902
Partnership Interest [Member]
Earnings Per Share Basic [Line Items]
Weighted average common shares/units outstanding for basic EPS/EPU	168,673,000	167,790,000
Weighted average common shares/units outstanding for diluted EPS/EPU	168,673,000	168,067,000
(Loss) income per common unit – basic	$ (0.15)	$ 0.54
(Loss) income per common unit – diluted	$ (0.15)	$ 0.54
Continuing Operations [Member]
Earnings Per Share Basic [Line Items]
(Loss) income attributable to common stockholders - basic	$ (25,332)	$ 90,446
(Loss) income attributable to common stockholders - diluted	(25,332)	90,446
Continuing Operations [Member] | Partnership Interest [Member]
Earnings Per Share Basic [Line Items]
(Loss) income attributable to common stockholders - basic	(25,447)	90,636
(Loss) income attributable to common stockholders - diluted	$ (25,447)	$ 90,636

Commitments and Contingencies (

Commitments and Contingencies (Details) - USD ($) $ in Millions	Mar. 31, 2020	Dec. 31, 2019
Commitments And Contingencies Disclosure [Abstract]
Line of Credit Facility, Maximum Borrowing Capacity	$ 50
Letters of Credit Outstanding, Amount	$ 9.7	$ 12.5