Regency Centers is a publicly traded real estate investment trust headquartered in Jacksonville, Florida, that owns and operates grocery-anchored neighborhood and community shopping centers across 25 states and the District of Columbia. Founded in 1963 as Regency Square Properties by Martin and Joan Stein, the company transitioned to a REIT structure through an initial public offering in October 1993 and trades on NASDAQ under ticker symbol REG. Regency joined the S&P 500 Index in 2017 following its $15.6 billion merger with Equity One, which expanded its footprint and market position within the retail REIT sector. The REIT focuses on open-air shopping centers in suburban trade areas, with 80% to 85% of properties anchored by leading grocers including Publix, Kroger, Albertsons, Whole Foods, and Trader Joe's. Regency's investment strategy emphasizes daily-needs retail tenants, grocers, restaurants, service providers, and health/wellness concepts, that drive recurring foot traffic. Geographic concentration is highest in California and Florida, which together account for approximately 35% of properties, and Connecticut and New York represent roughly 19% of the portfolio. Major markets include Los Angeles, Orange County, San Diego, San Francisco, South Florida, Tampa, Jacksonville, Austin, Dallas, Houston, Atlanta, Boston, New York/New Jersey, and Washington, DC. Regency has acquired and developed properties through joint ventures, UPREIT structures, and direct transactions.