Regency Centers is a real estate company and self-administered and self-managed real estate investment trust. Regency Centers L.P. is the entity through which Co. conducts substantially all of its operations and owns substantially all of its assets. Co.'s business consists of acquiring, developing, owning and operating income-producing retail real estate principally located in various markets in the United States. Co. leases space to retail tenants such as productive grocers, restaurants, service providers, and retailers.