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Regency Centers . Second Quarter 2021 Highlights Regency Centers Reports Second Quarter 2021 Results JACKSONVILLE , FL ( August 5 , 2021 ) - Regency Centers Corporation ( " Regency " or the " Company " ) ( NASDAQ : REG ) today reported financial and operating results for the period ended June 30 , 2021. For the three months ended June 30 , 2021 , Net Income was $ 0.56 per diluted share , compared to $ 0.11 per diluted share for the three months ended June 30 , 2020 . ● ● ● ● ● ● NEWS RELEASE For immediate release Christy McElroy 904 598 7616 Christy McElroy@regencycenters.com Reported Nareit FFO of $ 0.99 per diluted share for the second quarter Updated 2021 Nareit FFO guidance to a range of $ 3.74 - $ 3.82 per diluted share Reported that Same Property Net Operating Income ( “ NOI " ) , excluding lease termination fees , increased 30.8 % during the second quarter over the same period a year ago Increased percent leased by 40 basis points sequentially to 92.9 % in the Same Property portfolio as of June 30 , 2021 Collected 96 % of second quarter Pro - rata base rent , as of August 2 , 2021 Executed 1.9 million square feet of new and renewal leases during the second quarter at a blended rent spread of + 2.7 % Completed property dispositions of $ 86 million , at Regency's share of gross sales price Entered into forward sale agreements in connection with the ATM program to sell an aggregate of 2.3 million shares of common stock at an average gross price of $ 64.59 per share Realized Pro - rata net debt - to - operating EBITDAre of 5.3x at June 30 , 2021 Issued the annual Corporate Responsibility Report on June 7 , 2021 Subsequent Highlights On August 1 , 2021 , completed the acquisition of our partner's 80 % interest in the seven - property USAA Joint Venture ( USAA JV " ) portfolio for $ 178 million , including the $ 84 million assumption of our partner's share of mortgage debt outstanding On August 4 , 2021 , Regency's Board of Directors ( the " Board " ) declared a quarterly cash dividend on the Company's common stock of $ 0.595 per share 1 " Our results during the second quarter speak to the meaningful progress we continue to see toward full recovery from the effects of the pandemic , with an improved outlook supported by strong foot traffic and leasing activity across our portfolio , " said Lisa Palmer , President and Chief Executive Officer . " In turn , our capital allocation strategy has pivoted to offense , evidenced in the buyout of our JV partner's interest in seven high quality grocery - anchored neighborhood centers and continued pursuit of value creating investment opportunities , including our development and redevelopment pipeline . "