Exhibit 21

                           REGENCY REALTY CORPORATION

                                  Subsidiaries


RRC FL SPC, Inc., a Florida corporation
RRC AL SPC, Inc., an Alabama corporation
RRC GA SPC, Inc., a Georgia corporation
RRC MS SPC, Inc., a Mississippi corporation
RRC General SPC, Inc., a Florida corporation
RRC Limited SPC, Inc., a Florida corporation
Regency Centers, L.P., a Delaware limited partnership
         PRT Sunnyside LLC, a Delaware limited liability company
         RRC Operating Partnership of Georgia, L.P.,
               a Georgia limited partnership
         Branch/HOP Associates, L.P., a Georgia limited partnership
         Old Fort Associates, L.P., a Georgia limited partnership
         Equiport Associates, L.P., a Georgia limited partnership
         Fieldstone Associates, L.P., a Georgia limited partnership
         T&M Durham Development Company LLC,
               a North Carolina limited liability company
         Queensboro Associates, L.P., a Georgia limited partnership

Delk Spectrum, L.P., a Georgia limited partnership
Regency Ocean East, Ltd. a Florida limited partnership
Treasure Coast Investors, Ltd., a Florida limited partnership
Regency Rosewood Temple Terrace, Ltd., a Florida limited partnership
Landcom Regency Mandarin, Ltd., a Florida limited partnership
RSP IV Criterion, Ltd., a Florida limited partnership

PRT      Development Corporation, a Delaware corporation Fountain Valley, LLC, a
         Delaware limited liability company

Regency Realty Group, Inc., a Florida corporation
         RRC Lender, Inc., a Florida corporation
         Panama Cove, Inc., a Florida corporation
         Chestnut Powder LLC, a Georgia limited liability company
         Marietta Outparcel, Inc., a Georgia corporation
         Barnett Shoales LLC, a Georgia limited liability company
         Thompson-Nolensville, LLC, a Florida limited liability company
         Dixon LLC, a Florida limited liability company
         Atlantic-Pennsylvania, LLC, a Florida limited liability company
         Rhett-Remount, LLC, a Florida limited liability company
         Dunn & Briarscliff, Inc., a Florida corporation
         Regency Realty Group-NE, Inc., a Florida corporation
         Edmunson Orange Corp., a Tennessee corporation
                  Tulip  Grove,   LLC,  a  Florida  limited   liability  company
                  Hermitage  Development,   LLC,  a  Florida  limited  liability
                  company  Hermitage  Development  II,  LLC,  a Florida  limited
                  liability  company West End Property,  LLC, a Florida  limited
                  liability company
         RRG-RMC/Tracy,  LLC, a Delaware  limited  liability  company K&G/RRG I,
         LLC, a Delaware  limited  liability  company R&M  Western  Partnership,
         L.P., a Delaware limited liability company
                  OTR/Regency  Colorado Realty  Holdings,  L.P., an Ohio limited
                  partnership  OTR/Regency Texas Realty Holdings,  L.P., an Ohio
                  limited  partnership T&M Allen  Development  Company,  a Texas
                  general partnership T&M Arlington Development Company, a Texas
                  general  partnership  M&KS Arvada  Development LLC, a Colorado
                  limited  liability  company  M&KS  Parker  Development  LLC, a
                  Colorado limited  liability company M&KS Cheyenne Meadows LLC,
                  a Colorado limited liability company M&KS Woodmen  Development
                  LLC, a Colorado limited liability company R&KS Dell Range LLC,
                  a Wyoming  limited  liability  company T&M Frisco  Development
                  Company,  a Texas general  partnership T&M Shiloh  Development
                  Company,  a Texas general  partnership  R&KS Monument,  LLC, a
                  Colorado  limited  liability  company T&M Realty No. 1, LLC, a
                  Georgia limited liability company