REGRegency Centers

The Company accounts for income taxes related to its TRSs under the asset and liability approach, which requires the recognition of the amount of taxes payable or refundable for the current year and deferred tax assets and liabilities for the expected future tax consequences of events that have been recognized taxable REIT subsidiaries in the financial statements. Under this method, deferred accordance with ASC 740, Income Taxes. Deferred tax assets and liabilities are determined based on the recognized for temporary differences between the financial statement and tax basis bases of assets and liabilities using enacted tax rates expected to apply in effect for the year periods in which the differences are expected to reverse. The Company records deferred Deferred tax liabilities within are included in Accounts payable and other liabilities liabilities, and net deferred tax assets are included in Other assets in the Consolidated Balance Sheets. The Company records Our TRSs had a net deferred tax liability of $1.1 million and $10.3 million as of December 31, 2025 and 2024, respectively. The Company evaluates the realizability of deferred tax assets to the extent it believes and records a valuation allowance when it is more likely than not that these such assets will be realized within Other assets in the Consolidated Balance Sheets. A valuation allowance is recorded to reduce deferred tax assets when it is believed that it is more likely than not that all or some portion of the deferred tax asset will not be realized. There are no net deferred tax assets as of December 31, 2025 and 2024. The Company considers believes its income tax positions are adequately supported and that its accruals for income taxes are sufficient for all available positive and negative evidence, including forecasts open tax years. The Company had no material uncertain tax positions as of future taxable income, the reversal of other existing temporary differences, available net operating loss carryforwards, tax planning strategies and recent and projected results of operations in order to make that determination. December 31, 2025.

The success of Geopolitical events and United States governmental policies relating thereto could also impact our business, business and the businesses of our tenants, largely depends on consumer spending. While we currently own no shopping centers or tenants. These include, without limitation, changes in trade and tariff policies (as well as potential trade disputes and retaliatory actions by other assets outside countries), entry into and termination of the U.S. nor have meaningful direct international supply chain exposure, treaties and trade agreements, and economic sanctions. In addition, geopolitical challenges and their potential impact on the global macroeconomic environment, conflicts, including the war involving Russia and Ukraine, conflicts and instability in the Middle East conflicts, instability and wars, Venezuela, geopolitical conflicts in other regions, and the economic and other possible conflicts involving or political tensions with trading partners including China (including any slowing of its economy), could adversely impact aspects of the U.S. economy and, therefore, consumer spending. In addition, these geopolitical challenges could impact other areas of the U.S. economy, which could impact our business and the businesses of our tenants through rising inflation and interest rates (and, and, hence, reduced availability and/or increased costs of borrowing), increased energy prices, labor shortages, supply chain constraints and, potentially, a U.S. economic recession. our business, It is unclear whether and when these geopolitical challenges and uncertainties will be mitigated or resolved, and what effects effect they may have on global political and economic conditions over the long term. However, a substantial delay in or lack of resolution of any of these challenges could have an adverse impact on the U.S. economy and consumer spending and, therefore, an adverse effect on our results of operations and the financial condition of the Company.

(in thousands) December 31, 2024 2025 Property Name Market Ownership (3) (1) Start Date Estimated Stabilization Year (1) (2) Estimated Net Project Costs (2) (1) (3) % of Costs Incurred Redevelopments In-Process Bloom on Third Los Angeles, CA 35% Q4-2022 2027 $ 24,525 49% 73% Serramonte Center - Phase 3 San Francisco, CA 100% Q2-2023 2025 2026 36,989 24% Circle Marina Center Los Angeles, CA 100% Q3-2023 2025 14,986 79% Avenida Biscayne Miami, FL 100% Q4-2023 2026 22,743 43% Cambridge Square Atlanta, GA 100% Q4-2023 2026 15,002 42% Anastasia Plaza St. Augustine, FL 100% Q3-2024 2026 15,607 6% East Meadow Plaza - Phase 1 Long Island, NY 100% Q3-2024 2026 11,736 39% 48% West Chester Plaza Cincinnati, OH 100% Q4-2024 2028 15,442 34% Willows Shopping Center Bay Area, CA 100% Q4-2024 2027 16,807 6% 40% The Crossing Clarendon Metro DC 100% Q2-2025 2027 13,679 35% East Meadow Plaza - Phase 1 Long Island, NY 100% Q3-2024 2026 11,736 68% East Meadow Plaza - Phase 2A Long Island, NY 100% Q3-2025 2027 15,969 37% Various Redevelopments Various 20% - 100% Various Various 85,120 32% Various 89,834 44% Total Redevelopments In-Process $ 258,957 34% 224,981 47% Redevelopments Completed The Abbot Boston, MA Circle Marina Shops & Marketplace Los Angeles, CA 100% Q2-2019 2026 59,854 95% Westbard Q3-2023 2025 $ 15,486 99% Avenida Biscayne Miami, FL 100% Q4-2023 2025 21,780 93% Anastasia Plaza Jacksonville, FL 100% Q3-2024 2025 15,217 90% Cambridge Square Phase I Bethesda, MD 100% Q2-2021 2025 38,826 92% Buckhead Landing Atlanta, GA 100% Q2-2022 Q4-2023 2025 30,634 93% Mandarin Landing Jacksonville, FL 100% Q2-2023 2025 16,422 13,027 93% Various Properties Various 20% - 100% Various Various 45,009 96% Various 47,096 95% Total Redevelopments Completed $ 190,745 112,606 94%

The Company had accrued liabilities of $17.3 $19.2 million and $16.5 $17.3 million for environmental assessment and remediation, which are included in Accounts payable, and other liabilities on the Company’s Consolidated Balance Sheets,, Sheets as of December 31, 2024 2025 and 2023, 2024, respectively.