1066247--2/26/2010--REGENCY_CENTERS

related topics

{loan, real, estate}

{investment, property, distribution}

{provision, law, control}

{condition, economic, financial}

{tax, income, asset}

{debt, indebtedness, cash}

{stock, price, share}

{stock, price, operating}

{cost, contract, operation}

{acquisition, growth, future}

{competitive, industry, competition}

Risk Factors Related to Our Industry and Real Estate Investments Our revenues and cash flow could be adversely affected by poor market conditions where our properties are geographically concentrated. Loss of revenues from major tenants could reduce distributions to stock and unit holders. Our net income depends on the success and continued presence of our tenants. Downturns in the retail industry likely will have a direct adverse impact on our revenues and cash flow. Our real estate assets may be subject to impairment charges. Unsuccessful development activities or a slowdown in development activities could reduce distributions to stock and unit holders. We may experience difficulty or delay in renewing leases or re-leasing space. Many real estate costs are fixed, even if income from our properties decreases. We may be unable to sell properties when appropriate because real estate investments are illiquid. Adverse global market and economic conditions may continue to adversely affect us and could cause us to recognize additional impairment charges or otherwise harm our performance. We face competition from numerous sources. Costs of environmental remediation could reduce our cash flow available for distribution to stock and unit holders. Risk Factors Related to Our Co-investment Partnerships and Acquisition Structure We do not have voting control over our joint venture investments, so we are unable to ensure that our objectives will be pursued. Our co-investment partnerships are an important part of our growth strategy. The termination of our co-investment partnerships could adversely affect distributions to stock and unit holders. Our partnership structure may limit our flexibility to manage our assets. Risk Factors Related to Our Capital Recycling and Capital Structure Lack of available credit could reduce capital available for new developments and other investments and could increase refinancing risks. A reduction in the availability of capital, an increase in the cost of capital, and higher market capitalization rates could adversely impact our ability to recycle capital and fund developments and acquisitions, and could dilute earnings. Our debt financing may reduce distributions to stock and unit holders. Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition. We depend on external sources of capital, which may not be available in the future. Settlement provisions contained in forward sale agreements subject us to certain risks. Risk Factors Related to Interest Rates and the Market for Our Stock We may be forced to deleverage our business with our operating cash flows, which could result in the reduction of distributions to our stock and unit holders, a reduction in investments into our business or additional equity offerings that dilute our stock and unit holders interests. Increased interest rates may reduce distributions to stock and unit holders. Increased market interest rates could reduce the Parent Company s stock price. The price of our common stock may fluctuate significantly. Risk Factors Related to Federal Income Tax Laws If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates. Risk Factors Related to Our Ownership Limitations and the Florida Business Corporation Act Restrictions on the ownership of the Parent Company s capital stock to preserve our REIT status could delay or prevent a change in control. The issuance of the Parent Company s capital stock could delay or prevent a change in control.

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1066247--2/26/2010--REGENCY_CENTERS_CORP