|Regency Centers Corporation is a real estate investment trust (REIT) and is the managing general partner in Regency Centers, L.P. It endeavors to be the preeminent national shopping center company distinguished by sustaining growth in shareholder value and compounding total shareholder return in excess of its peers. All of its operating, investing, and financing activities are performed through the Operating Partnership, its wholly-owned subsidiaries, and through its investments in real estate partnerships with third parties. As of December 31, 2012, it directly owned 204 shopping centers (the Consolidated Properties) located in 24 states representing 22.5 million square feet of gross leasable area (GLA). Through co-investment partnerships, it owns partial ownership interests in 144 shopping centers (the Unconsolidated Properties) located in 24 states and the District of Columbia representing 17.8 million square feet of GLA.