United States
                            SECURITIES AND EXCHANGE COMMISSION
                                   Washington DC 20549

                                       FORM 10-Q

                                     (Mark One)

              [X] Quarterly Report Pursuant to Section 13 or 15(d) of the
                             Securities Exchange Act of 1934

                     For the quarterly period ended March 31, 2000

                                        -or-

           [ ]Transition Report Pursuant to Section 13 or 15(d) of the
                            Securities Exchange Act of 1934

              For the transition period from ________ to ________

                     Commission File Number 333-63723-07

                 RRC OPERATING PARTNERSHIP OF GEORGIA, L.P.
         (Exact name of registrant as specified in its charter)

                      Georgia                          59-33363127
         (State or other jurisdiction of              (IRS Employer
           incorporation or organization)           Identification No.)

                        121 West Forsyth Street, Suite 200
                           Jacksonville, Florida 32202
               (Address of principal executive offices) (Zip Code)

                                   (904) 356-7000
               (Registrant's telephone number, including area code)

                                      Unchanged
                (Former name, former address and former fiscal year,
                           if changed since last report)

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934
during the preceding 12 months (or for such shorter period that the registrant
was required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes [X]  No[  ]

<PAGE>
                   RRC OPERATING PARTNERSHIP OF GEORGIA, L.P.
                             Balance Sheets
                       March 31, 2000 and December 31, 1999
                                (unaudited)

<TABLE>
<CAPTION>


                                                                                    2000                       1999
                                                                                    ----                       ----
<S>                                                                          <C>                          <C>

Assets
Cash restricted for tenants' security deposits                               $         15,752                      15,752

Property and buildings, at cost
    Land                                                                            1,123,200                   1,123,200
    Buildings and improvements                                                      4,508,549                   4,499,920
                                                                               ---------------            ----------------
                                                                                    5,631,749                   5,623,120
    Less:  accumulated depreciation                                                   466,288                     437,015
                                                                               ---------------            ----------------
        Net property and buildings                                                  5,165,461                   5,186,105
                                                                               ---------------            ----------------

Other assets:
Accounts receivable and other assets                                                   35,516                      47,816
Deferred leasing costs, less accumulated
     amortization                                                                      16,942                      17,171
                                                                               ---------------            ----------------
        Total other assets                                                             52,458                      64,987
                                                                               ---------------            ----------------

                                                                             $      5,233,671                   5,266,844
                                                                               ===============            ================
Liabilities and Partners' Capital
Liabilities:
    Notes payable                                                                   3,484,916                   3,484,916
    Accounts payable and other liabilities                                            648,765                     572,480
    Tenants' security and escrow deposits                                              15,752                      15,752
                                                                               ---------------            ----------------
         Total liabilities                                                          4,149,433                   4,073,148

Partners' capital                                                                   1,084,238                   1,193,696
                                                                               ---------------            ----------------

                                                                             $      5,233,671                   5,266,844
                                                                               ===============            ================
</TABLE>


See accompanying notes to financial statements
<PAGE>
                             RRC OPERATING PARTNERSHIP OF GEORGIA, L.P.
                                     Statements of Operations
                         For the Three Months ended March 31, 2000 and 1999
                                         (unaudited)
<TABLE>
<CAPTION>


                                                                                    2000                       1999
                                                                                    ----                       ----
<S>                                                                          <C>                          <C>

Revenues:
    Rental income                                                            $        150,620                     174,005
    Tenant reimbursements and other income                                             27,366                      33,909
                                                                               ---------------            ----------------
          Total revenues                                                              177,986                     207,914
                                                                               ---------------            ----------------
Expenses:
    Depreciation and amortization                                                      31,284                      30,476
    Operating and maintenance                                                          26,472                      30,129
    Real estate taxes                                                                  16,383                      15,471
    Interest                                                                           59,902                      55,364
                                                                               ---------------            ----------------
          Total expenses                                                              134,041                     131,440
                                                                               ---------------            ----------------
           Net income                                                        $         43,945                      76,474
                                                                               ===============            ================

</TABLE>



See accompanying notes to financial statements
<PAGE>
                       RRC OPERATING PARTNERSHIP OF GEORGIA, L.P.
                              Statements of Partners' Capital
                       For the Three Months ended March 31, 2000
                                  (unaudited)
<TABLE>
<CAPTION>

                                                                   Limited              Regency
                                                                   Partner           Centers, L.P.            Total
                                                                   --------           -------------            -----
<S>                                                           <C>                    <C>                  <C>

Balance at December 31, 1999                                  $         356,169              837,527            1,193,696

Net cash (distributions)                                                (13,847)            (139,556)            (153,403)

Net income                                                                    -               43,945               43,945
                                                                ----------------     ----------------     ----------------

Balance at March 31, 2000                                     $         342,322              741,916            1,084,238
                                                                ================     ================     ================

</TABLE>



See accompanying notes to financial statements
<PAGE>
                   RRC OPERATING PARTNERSHIP OF GEORGIA, L.P.
                             Statements of Cash Flows
                For the Three Months ended March 31, 2000 and 1999
                               (unaudited)

<TABLE>

<CAPTION>


                                                                                    2000                       1999
                                                                                    ----                       ----
<S>                                                                          <C>                          <C>

Cash flows form operating activities:
Net income                                                                   $         43,945                      76,474
Adjustments to reconcile net income to net cash
    provided by operating activities:
    Depreciation and amortization                                                      31,284                      30,476
Changes in asset and liabilities:
    Accounts receivable and other assets                                               12,300                      12,425
    Deferred leasing costs                                                             (1,782)                       (803)
    Accounts payable and other liabilities                                             76,285                     207,632
                                                                               ---------------            ----------------
Net cash provided by operating activities                                             162,032                     326,204
                                                                               ---------------            ----------------

Cash flows from investing activites - additions to
    property and buildings                                                             (8,629)                    (72,259)
                                                                               ---------------            ----------------

Cash flows from financing activities - net cash
    distributions to partners                                                        (153,403)                   (253,945)
                                                                               ---------------            ----------------

Net change in cash                                                                          -                           -

Cash at beginning of year                                                                   -                           -
                                                                               ---------------            ----------------

Cash at end of year                                                          $              -                           -
                                                                               ===============            ================
</TABLE>

<PAGE>

                    RRC OPERATING PARTNERSHIP OF GEORGIA, L.P.

                          Notes to Financial Statements

                                 March 31, 2000

(1)    Organization and Principles of Consolidation

       RRC Operating  Partnership of Georgia,  L.P. (the Partnership) was formed
       on February 22, 1996 as a Georgia limited  partnership for the purpose of
       acquiring,  leasing and operating  Parkway  Station  Shopping  Center,  a
       94,290 square foot shopping center located in Warner-Robins, Georgia.

       The Partnership interest is held 16% by Regency Centers, L.P., a Delaware
       partnership  (RCLP), as general partner,  and 84% by the limited partner.
       The  Partnership  will terminate on December 31, 2050 or earlier upon the
       occurrence of certain events specified in the Partnership agreement.

       The Financial  Statements  reflect all adjustments  which are of a normal
       recurring  nature,  and in the opinion of  management,  are  necessary to
       properly state the results of operations and financial position.  Certain
       information  and  footnote  disclosures  normally  included in  financial
       statements  prepared in accordance  with  generally  accepted  accounting
       principles have been condensed or omitted,  although  management believes
       that the disclosures  are adequate to make the information  presented not
       misleading.  The Financial  Statements should be read in conjunction with
       the financial  statements and notes thereto included in the Partnership's
       December  31,  1999 Form 10-K  filed  with the  Securities  and  Exchange
       Commission.

(2)    Partners' Capital

       The Partnership Agreement provides, among other provisions, that (1) 100%
       of the net  income  shall be  allocated  to RCLP,  (2) RCLP has  complete
       discretion as to the operations of Parkway Station Shopping  Center,  and
       to  its  ultimate   disposal,   and  (3)  the  limited  partner  receives
       distributions  in an amount equal to the dividends  paid to RCLP's parent
       company's (Regency Realty Corporation) stockholders.

(3)    Notes Payable

       The Partnership has two notes payable to RCLP,  which total $3,484,916 at
       March 31, 2000 and December 31,  1999.  The notes  provide for payment of
       interest only annually at 6.73%, and are due in full August 28, 2012.

<PAGE>

Item 7.  Management's Discussion and Analysis of Financial Condition and Results
 of Operations

The following  discussion  should be read in conjunction  with the  accompanying
Financial Statements and Notes thereto of RRC Operating  Partnership of Georgia,
L.P. appearing elsewhere within.

Organization

The Partnership interest is held 16% by RCLP, as general partner, and 84% by one
limited partner.  The Partnership will terminate on December 31, 2050 or earlier
upon the occurrence of certain events specified in the Partnership agreement.

Liquidity and Capital Resources

Management  anticipates  that cash  generated  from  operating  activities  will
provide the necessary funds on a short-term basis for its operating expenses and
recurring  capital  expenditures  necessary  to properly  maintain  the shopping
center.

Management  expects to meet long-term  liquidity  requirements  from excess cash
generated from operating activities or advances from RCLP, the general partner.

Results from Operations

Comparison of the Three Months ended March 31, 2000 to 1999

Rental income decreased $23,385 or 13% to $150,620 for the first three months in
2000.  The property is currently 85% leased  compared to 95% leased at March 31,
1999.  Tenant  reimbursements  and  other  income  decreased  $6,543  due to the
decrease in leased space.  Total expenses  increased $2,601 or 2% to $134,041 in
2000 due to an  increase  in  interest  expense.  Net income was $43,945 for the
first three  months in 2000 vs.  $76,474 for the first three  months in 1999,  a
$32,529 or 43% decrease for the reasons previously described.

Inflation

Inflation has remained relatively low during 2000 and 1999 and has had a minimal
impact  on  the  operating   performance  of  the  shopping   center.   However,
substantially  all of the  Partnership's  long-term  leases  contain  provisions
designed to mitigate the adverse impact of inflation.  Such  provisions  include
clauses enabling the Partnership to receive percentage rentals based on tenants'
gross sales, which generally increase as prices rise, and/or escalation clauses,
which  generally  increase  rental  rates  during the terms of the leases.  Such
escalation clauses are often related to increases in the consumer price index or
similar inflation indices. In addition, many of the Partnership's leases are for
terms of less than ten years,  which permits the  Partnership  to seek increased
rents upon re-rental at market rates. Most of the  Partnership's  leases require
the  tenants to pay their share of  operating  expenses,  including  common area
maintenance,  real estate taxes,  insurance and utilities,  thereby reducing the
Partnership's  exposure to increases in costs and operating  expenses  resulting
from inflation.

Year 2000 System Compliance

The general accounting and property management of the Partnership are handled by
RCLP's systems and applications. Management recognized the potential effect Year
2000 could have on the Partnership's operations and, as a result,  implemented a
Year 2000  Compliance  Project.  The project  included an  awareness  phase,  an
assessment phase, a renovation phase, and a testing phase of the data processing
network,  accounting  and property  management  systems,  computer and operating
systems,  software packages,  and building management systems.  The project also
included  surveying  major tenants and financial  institutions.  RCLP's computer
hardware,  operating systems,  business systems, general accounting and property
management  systems and principal  desktop  software  applications are Year 2000
compliant.  Additionally,  the Partnership did not incur and does not expect any
business  interruption  as a  result  of  any  of  its  customers  or  financial
institutions not being Year 2000 compliant.

Item 3a.  Quantitative and Qualitative Disclosures About Market Risk

Market Risk

The  Partnership is not exposed to market risk since its only debt is fixed rate
and is not a party to market risk sensitive instruments, nor has it been a party
to  market  risk  sensitive  instruments  during  the  reporting  period  or the
preceding fiscal year.
<PAGE>

PART II

Item 6.  Exhibits and Reports on Form 8-K

Reports on Form 8-K
None

Item 27           Financial Data Schedule


<PAGE>



                                    SIGNATURE

Pursuant to the  requirements  of the  Securities  and Exchange Act of 1934, the
registrant  has duly  caused  this  report  to be  signed  on its  behalf by the
undersigned, thereunto duly authorized.



Date:  May 11, 2000             RRC OPERATING PARTNERSHIP OF GEORGIA, L.P.
                                By:       Regency Centers, LP., general partner


                                By:/s/  J. Christian Leavitt
                                   Senior Vice President, Treasurer
                                   and Secretary of Regency Realty  Corporation,
                                   general partner of Regency Centers, L.P.