1066247--2/29/2008--REGENCY_CENTERS

related topics

{investment, property, distribution}

{provision, law, control}

{tax, income, asset}

{condition, economic, financial}

{loan, real, estate}

{debt, indebtedness, cash}

{cost, contract, operation}

{cost, regulation, environmental}

{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 properties are geographically concentrated. Loss of revenues from major tenants could reduce distributions to stockholders. Downturns in the retailing industry likely will have a direct adverse impact on our revenues and cash flow. Unsuccessful development activities or a slowdown in development activities could reduce distributions to stockholders. Uninsured loss may adversely affect distributions to stockholders. We face competition from numerous sources. Costs of environmental remediation could reduce our cash flow available for distribution to stockholders. 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 account for a significant portion of our revenues and net income in the form of management fees and are an important part of our growth strategy. The termination of our co-investment partnerships could adversely affect distributions to stockholders. Our partnership structure may limit our flexibility to manage our assets. Risk Factors Related to Our Capital Recycling and Capital Structure A reduction in the availability of capital, an increase in the cost of capital, and higher market capitalization rates could adversely impact Regency s ability to recycle capital and fund developments and acquisitions, and could dilute earnings. Our debt financing may reduce distributions to stockholders. 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. Risk Factors Related to Interest Rates and the Market for Our Stock Increased interest rates may reduce distributions to stockholders. Increased market interest rates could reduce our stock prices. Risk Factors Related to Federal Income Tax Laws If we fail to qualify as a REIT for federal income tax purposes, we would be subject to federal income tax at regular corporate rates. Risk Factors Related to Our Ownership Limitations, the Florida Business Corporation Act and Certain Other Matters Restrictions on the ownership of our capital stock to preserve our REIT status could delay or prevent a change in control. The issuance of our capital stock could delay or prevent a change in control.

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1066247--2/29/2008--REGENCY_CENTERS_LP