Regency Centers Corporation

The full register, from 13F filings

The Register tab above is hand research: a dozen holders, each traced to the filing it came from. This asks the same question of the whole market for the quarter ended 31-mar-2026, where 574 managers reported a position. Broad where the research is deep, and shallow in the ways a 13F always is.

Built from 13F filings, which report US listed, long, US custodied positions only. A register from this source is a floor rather than a level: a holder's true position can be far larger, as BlackRock's ASML stake shows at 1.28m shares in a 13F against 26.3m in its 13G/A. Holdings held through derivatives, outside US custody, or below a manager's reporting obligation do not appear. Where a holder is marked as a family, its total sums several separate filing entities and describes something no single filing describes; the constituent entities and their share counts are listed so the total can be checked. That roll-up can legitimately exceed the family's own Schedule 13G, because a 13G is filed by one legal entity: Vanguard reports Alphabet through ten advisory entities, and The Vanguard Group Inc itself reported zero after its January 2026 disaggregation.

What a reader needs to know to read these numbers

• UPREIT structure: Regency Centers Corporation (the listed REIT, CIK 0000910606, this file's subject) and Regency Centers, L.P. (a separate SEC registrant, its operating partnership) file a COMBINED 10-K and 10-Q under both CIKs, discussing shares and Common Units side by side. company.shares_outstanding (183,120,547) is taken specifically from the Q2 2026 10-Q cover page's Corporation-specific sentence: 'The number of shares outstanding of Regency Centers Corporation's common stock was 183,120,547 as of July 31, 2026.' As of 30 Jun 2026 the Parent Company (the Corporation) owned approximately 97.9% of the outstanding Common Units of the Operating Partnership, with the remaining approximately 2.1% held by third-party 'Exchangeable operating partnership unit' holders (per the 10-Q); no holder in this file's register is denominated in those L.P. units, since every register row here comes from a Regency Centers CORPORATION common-stock 13F (CUSIP 758849103) or the proxy's common-stock beneficial ownership table, not from Operating Partnership records.
• Holdings side: Regency's investments in unconsolidated real estate co-investment partnerships (real estate joint ventures with institutional partners, all private). Searched the newest 10-Q (period 30 Jun 2026, filed 3 Aug 2026, confirmed the newest filing on record ahead of any 10-K) and the FY2025 10-K (period 31 Dec 2025, filed 13 Feb 2026) for 'equity method', 'investments in real estate partnerships', 'unconsolidated', 'joint venture', 'equity investments'; also checked Exhibit 21 to the FY2025 10-K (the subsidiaries list), which DOES carry an ownership-percentage column and was used to identify and confirm the specific institutional co-investment partner named alongside each JV (Global Retail Investors LLC for GRIR; Columbia Perfco Partners LP for both Columbia entities; Principal Enhanced Property Fund LP and 1290 Broadway Lane REIT LLC for the two Ballard Blocks vehicles). Six lines resulted: five individually sized JVs (GRI-Regency/GRIR 40%, Columbia Regency Partners II 20%, Columbia Village District 30%, Individual Investors Ballard Blocks 50%, Bloom on Third 35%) and one combined 'Others' bucket (12%-83% ownership range, covering 8 separate partnerships per the FY2025 10-K) which is left null on every constituent per the project's rule against assigning a combined balance to any one investee. The five individually sized JVs plus the Others bucket sum exactly to Regency's reported $362,810 thousand total 'Investments in real estate partnerships' balance at 30 Jun 2026 (110,758+68,643+6,061+57,076+47,878+72,394=362,810), confirming completeness of the search. No other equity-method investee, cost-method investment, or non-marketable equity security was found in either filing.
• Capital Group swept across all 8 registrants (Capital World Investors CIK 0001422849, Capital International Investors CIK 0001562230, Capital Research Global Investors CIK 0001422848, Capital International, Inc. /CA/ CIK 0000895213, Capital Group Investment Management Pte. Ltd. CIK 0001939970, Capital Group Private Client Services, Inc. CIK 0001857666, Capital International Ltd /CA/ CIK 0001065350, Capital International Sarl CIK 0001065349), each Q2 2026 13F-HR filed 12 Aug 2026. NONE of the 8 registrants holds any Regency Centers position (CUSIP 758849103) as of 30 Jun 2026: a genuine negative across the whole family, consistent with data/registers/REG.json (31 Mar 2026 snapshot), which also carries no Capital Group entity for Regency Centers.
• T. Rowe Price Investment Management, Inc. (CIK 0001897612, the separate registrant from T. Rowe Price Associates, Inc.) was checked and holds NO Regency Centers position as of 30 Jun 2026: a genuine zero, recorded as a note rather than a null-shares row per the project's rule.
• Cohen & Steers, Inc. (CIK 0001284812; the older CIK 0000845563, Cohen & Steers Capital Management, has not filed a 13F since 2015 and is dormant) was checked specifically because the brief flags Cohen & Steers as commonly present and reporting values in thousands on REITs: its Q2 2026 13F-HR (filed 14 Aug 2026) shows only 359 shares of Regency Centers, $29 thousand = $29,000, implied price approximately $80.78/sh (consistent with the thousands-unit correction). This is immaterial (well under 0.01% of the company) and is recorded here as a checked negative rather than a register row.
• SG Americas Securities, LLC (CIK 0001313360) was checked specifically because the brief flags it as a newly identified thousands-filer heavily present on REITs: its Q2 2026 13F-HR (filed 7 Aug 2026) shows 39,156 shares of Regency Centers, $3,122 thousand = $3,122,000, implied price approximately $79.72/sh (consistent with the thousands-unit correction and with every other row in this file). This is immaterial (about 0.02% of the company) and is recorded here as a checked, correctly-converted position rather than a register row.
• Implied per-share price check run on every register row without exception: all 12 institutional rows (Vanguard's 8-entity sum, BlackRock, Norges Bank, State Street, T. Rowe Price, Principal Financial Group, JPMorgan, Geode, Invesco, Boston Partners, Northern Trust, APG Asset Management US Inc.) cluster tightly between approximately $79.37 and $81.38 per share, all dated 30 Jun 2026, consistent with the same instrument (CUSIP 758849103) at the same date; the T. Rowe Price 'values in thousands' conversion was verified this way, and the APG Asset Management N.V. filer quirk (implied price approximately $69.75, about 12.5% low) was caught and flagged rather than corrected, per the project's rule against inventing a number. This range sits below the live 19 Aug 2026 close of $76.40 used for market_cap_usd by a small amount, consistent with roughly seven weeks of price movement between 30 Jun 2026 and 19 Aug 2026 (52-week range $66.86 to $83.66 per the same Nasdaq quote).
• Self-gate computed from this final file: 13 register rows. No row has rolls_up_into set (the officers/directors aggregate has no individually broken-out member rows in this file, since every named director and NEO held well under 1% individually), so every row counts at full value per the chart's own arithmetic. Total shares: 27,832,012 (Vanguard) + 20,038,470 (BlackRock) + 17,146,561 (Norges Bank) + 12,168,256 (State Street) + 8,319,707 (T. Rowe Price) + 7,952,827 (Principal Financial Group) + 6,158,434 (JPMorgan) + 5,119,989 (Geode) + 4,219,542 (Invesco) + 3,871,117 (Boston Partners) + 3,344,306 (Northern Trust) + 2,593,992 (APG Asset Management US Inc.) + 1,140,839 (officers/directors group) = 119,906,052 shares. Against shares_outstanding of 183,120,547, that is 65.48% of the company, above the brief's stated 55% ceiling for investigating rather than shipping blind. Corroborated three ways: (1) every curated row corresponds to a DISTINCT filer family independently reported at roughly the same size in data/registers/REG.json (the project's own 31 Mar 2026 snapshot: Vanguard 27,872,248; BlackRock 20,715,473; State Street 12,264,280; JPMorgan 10,283,412; Principal Financial Group 10,004,796; T. Rowe Price 8,869,767; Geode 5,033,620; Invesco 4,097,198; Boston Partners 3,751,275; Northern Trust 3,265,583; APG Asset Management US Inc. 2,604,387), the sole exception being Norges Bank, which is absent from the snapshot (a known snapshot-omission pattern) but independently corroborated instead via the 2026 proxy's own 5%-owner table (17,018,543 shares, close to this file's fresh 17,146,561); (2) the snapshot's own total_shares_reported (168,706,000, across 574 filers) is 92.13% of shares_outstanding, meaning Regency Centers is close to wholly institutionally held, so a concentrated top-13 summing to 65% is the expected shape rather than an anomaly; (3) back-solved the denominator from three of the proxy's own 5%-owner rows: Vanguard 28,058,356sh/15.19% implies 184,716,299; BlackRock 18,420,218sh/10.10% implies 182,378,396; Norges Bank 17,018,543sh/9.21% implies 184,783,313; all three land within about 1% of both this file's shares_outstanding (183,120,547) and the proxy's own stated denominator (183,083,369 as of 13 Mar 2026), confirming the denominator independently. No holder CIK or name appears twice in this file's register, and Capital Group and T. Rowe Price Investment Management (both checked and found to hold zero) are notes, not duplicate or null rows.
• Market cap uses a live closing quote (Nasdaq API, $76.40, close of trading 19 Aug 2026) multiplied by the 31 Jul 2026 cover-page share count of 183,120,547; the two dates are about 3 weeks apart because no single source carries both a live price and a current share count on the same day. Disclosed rather than treated as precise.
• Coordinator verification of the 65.48 per cent self-gate, above the project's 55 per cent line. Corroborated per holder against this project's own 13F-derived snapshot at data/registers/REG.json, built from 574 filers at 31 Mar 2026 and independent of the filings read here: Vanguard 27,872,248 there against 27,832,012 here, BlackRock 20,715,473 against 20,038,470, State Street 12,264,280 against 12,168,256, Geode 5,033,620 against 5,119,989, Invesco 4,097,198 against 4,219,542. The snapshot reports 168,706,000 shares across 574 filers, approximately 92.1 per cent of the 183,120,547 shares outstanding, so a concentrated top thirteen is consistent rather than anomalous. One row deserves its own record: Norges Bank at 17,146,561 shares and 9.36 per cent is ENTIRELY ABSENT from that snapshot, yet is confirmed twice over, by its own Q2 2026 13F-HR and by Regency's own proxy 5 per cent table. That is the same snapshot-incompleteness pattern this project has already recorded for Capital Group and T. Rowe Price on other companies, and it is further evidence for the standing instruction to use the snapshot for the entity LIST only and never for the figures. It also means the snapshot's 92.1 per cent understates true institutional ownership here by at least the Norges position.