Exhibit 21



REGENCY CENTERS L.P.



Subsidiaries and Equity Ownership Thereof



|                                                         |  |              |  |                                                                    |  |                                 |  |               |   
|-------------------------------------------------------- |  | ------------ |  | ------------------------------------------------------------------ |  | ------------------------------- |  | ------------- | --
|Entity                                                   |  | Jurisdiction |  | Owner(s)                                                           |  | Nature of Interest              |  | % ofOwnership |   
|Columbia Cameron Village SPE, LLC                        |  | Delaware     |  | Regency Centers, L.P. Columbia Perfco Partners,
L.P.               |  | Member Member                   |  | 3070          | %%
|                                                         |  |              |  |                                                                   
|Columbia Cameron Village, LLC                            |  | Delaware     |  | Columbia Cameron Village SPE, LLC                                  |  | Member                          |  | 100           | % 
|                                                         |  |              |  |                                                                   
|Columbia Regency Retail Partners, LLC                    |  | Delaware     |  | Regency Centers, L.P. Columbia Perfco Partners,
L.P.               |  | Member Member                   |  | 2080          | %%
|                                                         |  |              |  |                                                                   
|Columbia Retail Addison, LLC                             |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                                         |  |              |  |                                                                   
|Columbia Retail Addison Town Center, Limited Partnership |  | Delaware     |  | Columbia Retail Addison, LLC Columbia Regency Retail
Partners, LLC |  | General Partner                 |  | 199           | %%
|                                                         |  |              |  |                                                                   
|Columbia Retail Baker Hill, LLC                          |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                                         |  |              |  |                                                                   
|Columbia Retail Deer Grove, LLC                          |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                                         |  |              |  |                                                                   
|Columbia Retail Deer Grove Center, LLC                   |  | Delaware     |  | Columbia Retail Deer Grove, LLC                                    |  | Member                          |  | 100           | % 
|                                                         |  |              |  |                                                                   
|Columbia Retail Dulles, LLC                              |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                                         |  |              |  |                                                                   
|Columbia Retail Fox Lake, LLC                            |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                                         |  |              |  |                                                                   
|Columbia Retail Fox Lake Crossing, LLC                   |  | Delaware     |  | Columbia Retail Fox Lake, LLC                                      |  | General Partner Limited Partner |  | 199           | %%
|                                                         |  |              |  |                                                                   
|Columbia Retail Geneva Crossing, LLC                     |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 



---

|                                          |  |              |  |                                                                    |  |                                 |  |               |   
|----------------------------------------- |  | ------------ |  | ------------------------------------------------------------------ |  | ------------------------------- |  | ------------- | --
|Entity                                    |  | Jurisdiction |  | Owner(s)                                                           |  | Nature of Interest              |  | % ofOwnership |   
|Columbia Retail Shorewood Crossing, LLC   |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                          |  |              |  |                                                                   
|Columbia Retail Special Member (GLP), LLC |  | Delaware     |  | Columbia Perfco, L.P. Regency Centers,
L.P.                        |  | Member                          |  | 8020          | %%
|                                          |  |              |  |                                                                   
|Columbia Retail Stearns Crossing, LLC     |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                          |  |              |  |                                                                   
|Columbia Retail Texas 2, LLC              |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                          |  |              |  |                                                                   
|Columbia Retail MacArthur Phase II, LP    |  | Delaware     |  | Columbia Retail Texas 2, LLC Columbia Regency Retail
Partners, LLC |  | General Partner Limited Partner |  | 199           | %%
|                                          |  |              |  |                                                                   
|Columbia Retail Texas 3, LLC              |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                          |  |              |  |                                                                   
|Columbia Retail Sweetwater Plaza, LP      |  | Delaware     |  | Columbia Retail Texas 3, LLC Columbia Regency Retail
Partners, LLC |  | General Partner Limited Partner |  | 199           | %%
|                                          |  |              |  |                                                                   
|Columbia Retail Washington 1, LLC         |  | Delaware     |  | Columbia Regency Retail Partners, LLC                              |  | Member                          |  | 100           | % 
|                                          |  |              |  |                                                                   
|Columbia Cascade Plaza, LLC               |  | Delaware     |  | Columbia Retail Washington 1, LLC                                  |  | Member                          |  | 100           | % 
|                                          |  |              |  |                                                                   
|Columbia Regency Partners II, LLC         |  | Delaware     |  | Regency Centers, L.P. Columbia Perfco Partners,
L.P.               |  | Member Member                   |  | 2080          | %%
|                                          |  |              |  |                                                                   
|Macquarie CountryWide-Regency, LLC        |  | Delaware     |  | Regency Centers, L.P. Macquarie CountryWide (US)
Corporation       |  | Member Member                   |  | 2575          | %%
|                                          |  |              |  |                                                                   
|MCW-RC AL-Southgate, LLC                  |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                                 |  | Member                          |  | 100           | % 
|                                          |  |              |  |                                                                   
|MCW-RC CA-Bear Creek Village, LLC         |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                                 |  | Member                          |  | 100           | % 



2



---

|                                                   |  |              |  |                                    |  |                    |  |               |  
|-------------------------------------------------- |  | ------------ |  | ---------------------------------- |  | ------------------ |  | ------------- | -
|Entity                                             |  | Jurisdiction |  | Owner(s)                           |  | Nature of Interest |  | % ofOwnership |  
|MCW-RC CA-Campus, LLC (fka MCW-RC California, LLC) |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC CA-Garden Village, LLC                      |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC CO-Cheyenne, LLC                            |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC FL-Anastasia, LLC                           |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC FL-Highlands, LLC                           |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC FL-Kings, LLC (fka MCW-RC Florida, LLC)    |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC FL-Lynn Haven, LLC                          |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC FL-Ocala, LLC (fka MCW-RC Florida 2, LLC)   |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC FL-Palm Harbour, LLC                        |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC FL Pebblebrooke, LLC                        |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC FL-Shoppes at 104, LLC                      |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC GA-Bethesda Walk, LLC                       |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                   |  |              |  |                                   
|MCW-RC GA-Braelinn Village, LLC                    |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %



3



---

|                                       |  |              |  |                                    |  |                    |  |               |  
|-------------------------------------- |  | ------------ |  | ---------------------------------- |  | ------------------ |  | ------------- | -
|Entity                                 |  | Jurisdiction |  | Owner(s)                           |  | Nature of Interest |  | % ofOwnership |  
|MCW-RC GA-Braelinn Village KMart, LLC  |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Brookwood Village, LLC       |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Buckhead Crossing, LLC       |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Cobb Center, LLC             |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Coweta Crossing, LLC         |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Holcomb 400, LLC             |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Howell Mill Village, LLC     |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Killian Hill, LLC            |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Lindbergh Crossing, LLC      |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Orchard, LLC                 |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Northlake Promenade, LLC     |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Peachtree Parkway Plaza, LLC |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Powers Ferry Kroger, LLC     |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Publix Plaza, LLC            |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                       |  |              |  |                                   
|MCW-RC GA-Rose Creek, LLC              |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %



4



---

|                                                           |  |              |  |                                    |  |                    |  |               |  
|---------------------------------------------------------- |  | ------------ |  | ---------------------------------- |  | ------------------ |  | ------------- | -
|Entity                                                     |  | Jurisdiction |  | Owner(s)                           |  | Nature of Interest |  | % ofOwnership |  
|MCW-RC GA-Roswell Holding, LLC                             |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC GA-Roswell Crossing, LLC                            |  | Delaware     |  | MCW-RC GA-Roswell Holding, LLC     |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC GA-Thomas Crossroads, LLC                           |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC GA-Trowbridge Crossing, LLC                         |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC GA-Woodstock Crossing, LLC                          |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC IL-Heritage Plaza, LLC                              |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC KY-Franklin, LLC                                    |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC KY-Silverlake, LLC (fka MCW-RC Kentucky,
LLC)       |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC NC-Bent Tree, LLC                                   |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC NC-Greystone Village, LLC                           |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC OR-Cherry Park, LLC                                 |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC OR-Hillsboro, LLC                                   |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC SC-Fairview Market, LLC                             |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %
|                                                           |  |              |  |                                   
|MCW-RC SC-Merchants, LLC (fka MCW-RC South
Carolina, LLC) |  | Delaware     |  | Macquarie CountryWide-Regency, LLC |  | Member             |  | 100           | %



5



---

|                                                     |  |              |  |                                                         |  |                                 |  |               |   
|---------------------------------------------------- |  | ------------ |  | ------------------------------------------------------- |  | ------------------------------- |  | ------------- | --
|Entity                                               |  | Jurisdiction |  | Owner(s)                                                |  | Nature of Interest              |  | % ofOwnership |   
|MCW-RC SC-North Pointe, LLC                          |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                      |  | Member                          |  | 100           | % 
|                                                     |  |              |  |                                                        
|MCW-RC SC-Poplar Springs, LLC                        |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                      |  | Member                          |  | 100           | % 
|                                                     |  |              |  |                                                        
|MCW-RC SC-Poplar SpringsLand, LLC                    |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                      |  | Member                          |  | 100           | % 
|                                                     |  |              |  |                                                        
|MCW-RC SC-Rosewood, LLC                              |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                      |  | Member                          |  | 100           | % 
|                                                     |  |              |  |                                                        
|MCW-RC TN-Marketplace, LLC                           |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                      |  | Member                          |  | 100           | % 
|                                                     |  |              |  |                                                        
|MCW-RC Texas GP, LLC                                 |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                      |  | Member                          |  | 100           | % 
|                                                     |  |              |  |                                                        
|MCW-RC TX-Hebron, LLC (fka MCW-RC Texas,
L.P.)       |  | Delaware     |  | MCW-RC Texas GP, LLC Macquarie CountryWide-Regency,
LLC |  | General Partner Limited Partner |  | .0199.99      | %%
|                                                     |  |              |  |                                                        
|MCW-RC VA-Brookville, LLC (fka MCW-RC Virginia,
LLC) |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                      |  | Member                          |  | 100           | % 
|                                                     |  |              |  |                                                        
|MCW-RC VA-Somerset Crossing, LLC                     |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                      |  | Member                          |  | 100           | % 
|                                                     |  |              |  |                                                        
|MCW-RC WA-James, LLC (fka MCW-RC Washington,
LLC)    |  | Delaware     |  | Macquarie CountryWide-Regency, LLC                      |  | Member                          |  | 100           | % 
|                                                     |  |              |  |                                                        
|Macquarie CountryWide Regency II, LLC                |  | Delaware     |  | Macquarie CountryWide (US) No. 2 Corporation            |  | Member                          |  | 65            | % 
|                                                     |  |              |  | Regency Centers, L.P.                                   |  | Member                          |  | 35            | % 
|                                                     |  |              |  |                                                        
|MCW/MDP-Regency, LLC                                 |  | Delaware     |  | Regency Centers, L.P. MCW/MDP, LLC                      |  | Member Member                   |  | 2575          | %%



6



---

|                                  |  |              |  |                                               |  |                                 |  |               |  
|--------------------------------- |  | ------------ |  | --------------------------------------------- |  | ------------------------------- |  | ------------- | -
|Entity                            |  | Jurisdiction |  | Owner(s)                                      |  | Nature of Interest              |  | % ofOwnership |  
|MCD-RC CA-Amerige, LLC            |  | Delaware     |  | MCW/MDP-Regency, LLC                          |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|MCD-RC El Cerrito Holdings, LLC   |  | Delaware     |  | MCW/MDP-Regency, LLC                          |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|MCD-RC CA-El Cerrito, LLC         |  | Delaware     |  | MCD-RC El Cerrito Holdings, LLC               |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|MCD-RC OH-Milford, LLC            |  | Delaware     |  | MCW/MDP-Regency, LLC                          |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|RegCal, LLC                       |  | Delaware     |  | California State Teachers Retirement System   |  | Member                          |  | 75            | %
|                                  |  |              |  | Regency Centers, L.P.                         |  | Member                          |  | 25            | %
|                                  |  |              |  |                                              
|CAR Braemar Village, LLC          |  | Delaware     |  | RegCal, LLC                                   |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|CAR Corral Hollow, LLC            |  | Delaware     |  | RegCal, LLC                                   |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|CAR Fuquay Holding, LLC           |  | Delaware     |  | RegCal, LLC                                   |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|CAR Fuquay Crossing, LLC          |  | Delaware     |  | CAR Fuquay Holding, LLC                       |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|CAR Fuquay Property, LLC          |  | Delaware     |  | RegCal, LLC                                   |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|KF-BRE, LLC                       |  | Delaware     |  | RegCal, LLC                                   |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|KF-REG Holding, LLC               |  | Delaware     |  | RegCal, LLC                                   |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|KF-REG Associates, LLC            |  | Delaware     |  | KF-REG Holding, LLC                           |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|King Farm Center, LLC             |  | Delaware     |  | KF-REG Associates, LLC                        |  | Member                          |  | 100           | %
|                                  |  |              |  |                                              
|Bammel North Houston Center, Ltd. |  | Texas        |  | Regency Centers, L.P. HEB Grocery Company,
LP |  | General Partner Limited Partner |  | Varies        |  



7



---

|                                           |  |              |  |                                                                                 |  |                                 |  |               |   
|------------------------------------------ |  | ------------ |  | ------------------------------------------------------------------------------- |  | ------------------------------- |  | ------------- | --
|Entity                                     |  | Jurisdiction |  | Owner(s)                                                                        |  | Nature of Interest              |  | % ofOwnership |   
|Bear Creek Village Center, LLC             |  | Delaware     |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 
|                                           |  |              |  |                                                                                
|Belleview Square, LLC                      |  | Delaware     |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 
|                                           |  |              |  |                                                                                
|Clayton Valley Shopping Center, LLC        |  | Delaware     |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 
|                                           |  |              |  |                                                                                
|Gateway Azco GP, LLC                       |  | Delaware     |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 
|                                           |  |              |  |                                                                                
|AZCO Partners                              |  | Pennsylvania |  | Gateway Azco Partners GP, LLC Regency Centers,
L.P.                             |  | General Partner Limited Partner |  | 199           | %%
|                                           |  |              |  |                                                                                
|Gateway Azco Manager, LLC                  |  | Delaware     |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 
|                                           |  |              |  |                                                                                
|NSHE Winnebago, LLC                        |  | Arizona      |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 
|                                           |  |              |  |                                                                                
|Northlake Village Shopping Center, LLC     |  | Florida      |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 
|                                           |  |              |  |                                                                                
|OTR/Regency Colorado Realty Holdings, L.P. |  | Ohio         |  | Regency Centers, L.P. OTR (Nominee for State Teachers
Retirement Board of Ohio) |  | General Partner Limited Partner |  | 3070          | %%
|                                           |  |              |  |                                                                                
|OTR/Regency Texas Realty Holdings, L.P.    |  | Ohio         |  | Regency Centers, L.P. OTR (Nominee for State Teachers
Retirement Board of Ohio) |  | General Partner Limited Partner |  | 3070          | %%
|                                           |  |              |  |                                                                                
|Queensboro Associates, L.P.                |  | Georgia      |  | Regency Centers, L.P. Real Sub, LLC                                             |  | General Partner Limited Partner |  | 5050          | %%
|                                           |  |              |  |                                                                                
|Regency Centers Advisors, LLC              |  | Florida      |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 
|                                           |  |              |  |                                                                                
|RC CA Santa Barbara, LLC                   |  | Delaware     |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 
|                                           |  |              |  |                                                                                
|RC Georgia Holdings, LLC                   |  | Georgia      |  | Regency Centers, L.P.                                                           |  | Member                          |  | 100           | % 



8



---

|                                        |  |              |  |                                                                |  |                                 |  |               |   
|--------------------------------------- |  | ------------ |  | -------------------------------------------------------------- |  | ------------------------------- |  | ------------- | --
|Entity                                  |  | Jurisdiction |  | Owner(s)                                                       |  | Nature of Interest              |  | % ofOwnership |   
|Regency Braemar, LLC                    |  | Delaware     |  | Regency Centers, L.P.                                          |  | Member                          |  | 100           | % 
|                                        |  |              |  |                                                               
|Regency Centers Georgia, L.P.           |  | Georgia      |  | RC Georgia Holdings, LLC Regency Centers,
L.P.                 |  | General Partner Limited Partner |  | 199           | %%
|                                        |  |              |  |                                                               
|Regency Opitz, LLC                      |  | Delaware     |  | Regency Centers, L.P.                                          |  | Member                          |  | 100           | % 
|                                        |  |              |  |                                                               
|Regency Remediation, LLC                |  | Florida      |  | Regency Centers, L.P.                                          |  | Member                          |  | 100           | % 
|                                        |  |              |  |                                                               
|Regency Tall Oaks Village Center, LLC   |  | Delaware     |  | Regency Centers, L.P.                                          |  | Member                          |  | 100           | % 
|                                        |  |              |  |                                                               
|Regency Woodlands/Kuykendahl            |  | Texas        |  | Regency Centers, L.P. HEB Grocery Company,
LP                  |  | General Partner Limited Partner |  | 5050          | %%
|                                        |  |              |  |                                                               
|R&KS Dell Range, LLC                    |  | Wyoming      |  | Regency Centers, L.P.                                          |  | Member                          |  | 100           | % 
|                                        |  |              |  |                                                               
|Silver Spring Square II, LLC            |  | Delaware     |  | Regency Center, L.P. TCH Realty Development Co.,
LLC           |  | Member Member                   |  | 7525          | %%
|                                        |  |              |  |                                                               
|T&M Shiloh Development Company          |  | Texas        |  | Regency Centers, L.P.                                          |  | General Partner                 |  | 100           | % 
|                                        |  |              |  |                                                               
|T&R New Albany Development Company, LLC |  | Ohio         |  | Regency Centers, L.P. Topvalco                                 |  | Member Member                   |  | 5050          | %%
|                                        |  |              |  |                                                               
|Vista Village, LLC                      |  | Delaware     |  | Regency Realty Group, Inc. Civic Partners Vista Village
I, LLC |  | Member Member                   |  | 5050          | %%
|                                        |  |              |  |                                                               
|RRG Holdings, LLC                       |  | Florida      |  | Regency Centers, L.P.                                          |  | Member                          |  | 100           | % 
|                                        |  |              |  |                                                               
|Regency Realty Group, Inc.              |  | Florida      |  | Regency Centers, L.P.                                          |  | Preferred Stock Common Stock    |  | 1007          | %%
|                                        |  |              |  | RRG Holdings, LLC                                              |  | Common Stock                    |  | 93            | % 



9



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|                                          |  |              |  |                                             |  |                    |  |                |  
|----------------------------------------- |  | ------------ |  | ------------------------------------------- |  | ------------------ |  | -------------- | -
|Entity                                    |  | Jurisdiction |  | Owner(s)                                    |  | Nature of Interest |  | % of Ownership |  
|8thand 20thChelsea, LLC                   |  | Delaware     |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|Alameda Bridgeside Shopping Center, LLC   |  | Delaware     |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|Bammel Center, LLC                        |  | Delaware     |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|Bordeaux Development, LLC                 |  | Florida      |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|Broadman, LLC                             |  | Delaware     |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|Cathedral City Rio Vista Town Centre, LLC |  | Delaware     |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|Centerplace of Greeley, LLC               |  | Delaware     |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|The Center at Slatten Ranch, LLC          |  | Delaware     |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|Cherry Street Center, LLC                 |  | Delaware     |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|Chestnut Powder, LLC                      |  | Georgia      |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|Dixon, LLC                                |  | Florida      |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %
|                                          |  |              |  |                                            
|East Towne Center, LLC                    |  | Delaware     |  | Regency Realty Group, Inc. Lake McLeod,
LLC |  | Member Member      |  | Interests Vary |  
|                                          |  |              |  |                                            
|Edmunson Orange Corp.                     |  | Tennessee    |  | Regency Realty Group, Inc.                  |  | Common Stock       |  | 100            | %
|                                          |  |              |  |                                            
|Fortuna Regency, LLC                      |  | Delaware     |  | Regency Realty Group, Inc.                  |  | Member             |  | 100            | %



10



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|                                 |  |              |  |                                                                |  |                    |  |                |   
|-------------------------------- |  | ------------ |  | -------------------------------------------------------------- |  | ------------------ |  | -------------- | --
|Entity                           |  | Jurisdiction |  | Owner(s)                                                       |  | Nature of Interest |  | % of Ownership |   
|Gilroy Crossing Holding, LLC     |  | Delaware     |  | Regency Realty Group, Inc.                                     |  | Member             |  | 100            | % 
|                                 |  |              |  |                                                               
|Gilroy Crossing Center, LLC      |  | Delaware     |  | Gilroy Crossing Holding, LLC                                   |  | Member             |  | 100            | % 
|                                 |  |              |  |                                                               
|Gilroy Shopping Center, Inc.     |  | Delaware     |  | Regency Realty Group, Inc.                                     |  | Common Stock       |  | 100            | % 
|                                 |  |              |  |                                                               
|GME/RRG I, LLC                   |  | Delaware     |  | Regency Realty Group, Inc G.M.E. Anaheim,
LLC                  |  | Member Member      |  | 5050           | %%
|                                 |  |              |  |                                                               
|Harding Place, LLC               |  | Delaware     |  | Regency Realty Group, Inc. RFM Harding,
LLC                    |  | Member Member      |  | 5050           | %%
|                                 |  |              |  |                                                               
|Tennessee-Florida Investors, LLC |  | Delaware     |  | Harding Place, LLC                                             |  | Member             |  | 100            | % 
|                                 |  |              |  |                                                               
|Hasley Canyon Village, LLC       |  | Delaware     |  | Regency Realty Group, Inc. Community Company,
LLC              |  | Member Member      |  | 5050           | %%
|                                 |  |              |  |                                                               
|Hermitage Development II, LLC    |  | Florida      |  | Regency Realty Group, Inc.                                     |  | Member             |  | 100            | % 
|                                 |  |              |  |                                                               
|Hoadly Regency, LLC              |  | Delaware     |  | Regency Realty Group, Inc. John H.
Donegan                     |  | Member Member      |  | Interests Vary |   
|                                 |  |              |  |                                                               
|Hollymead Town Center, LLC       |  | Delaware     |  | Regency Realty Group, Inc. DRG-Charlottesville
Developers, LLC |  | Member Member      |  | 5050           | %%
|                                 |  |              |  |                                                               
|Jog Road, LLC                    |  | Florida      |  | Regency Realty Group, Inc. Bentz Capital Group,
LLC            |  | Member Member      |  | 5050           | %%
|                                 |  |              |  |                                                               
|Southland Centers II, LLC        |  | Florida      |  | Jog Road, LLC                                                  |  | Member             |  | 100            | % 



11



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|                                     |  |              |  |                                                   |  |                    |  |               |   
|------------------------------------ |  | ------------ |  | ------------------------------------------------- |  | ------------------ |  | ------------- | --
|Entity                               |  | Jurisdiction |  | Owner(s)                                          |  | Nature of Interest |  | % ofOwnership |   
|K&G/Regency II, LLC                  |  | Delaware     |  | Regency Realty Group, Inc. K&G Equities VII,
LLC  |  | Member             |  | 5050          | %%
|                                     |  |              |  |                                                  
|Luther Properties, Inc.              |  | Tennessee    |  | Regency Realty Group, Inc.                        |  | Common Stock       |  | 100           | % 
|                                     |  |              |  |                                                  
|Marietta Outparcel, Inc.             |  | Georgia      |  | Regency Realty Group, Inc.                        |  | Common Stock       |  | 100           | % 
|                                     |  |              |  |                                                  
|The Marketplace at Briargate, LLC    |  | Delaware     |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|Merrimack Shopping Center, LLC       |  | Delaware     |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|Middle Tennessee Development, LLC    |  | Delaware     |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|Mountain Meadow, LLC                 |  | Delaware     |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|Murieta Gardens Shopping Center, LLC |  | Delaware     |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|New Windsor Marketplace, LLC         |  | Delaware     |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|R2 Media, LLC                        |  | Florida      |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|RRG Net, LLC                         |  | Florida      |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|RRG-RMC-Tracy, LLC                   |  | Delaware     |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|Regency Blue Ash, LLC                |  | Delaware     |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|Regency Braemar, LLC                 |  | Delaware     |  | Regency Realty Group, Inc.                        |  | Member             |  | 100           | % 
|                                     |  |              |  |                                                  
|Regency Cahan-Clovis, LLC            |  | Delaware     |  | Regency Realty Group, Inc. Cahan Properties,
Inc. |  | Member Member      |  | 5050          | %%



12



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|                                         |  |                |  |                                                         |  |                                 |  |                |   
|---------------------------------------- |  | -------------- |  | ------------------------------------------------------- |  | ------------------------------- |  | -------------- | --
|Entity                                   |  | Jurisdiction   |  | Owner(s)                                                |  | Nature of Interest              |  | % of Ownership |   
|Regency/DS Ballwin, LLC                  |  | Missouri       |  | Regency Realty Group, Inc. DS Ballwin Partners,
Inc.    |  | Member Member                   |  | 5050           | %%
|                                         |  |                |  |                                                        
|Regency I-45/Spring Cypress Retail, L.P. |  | Delaware       |  | Regency Realty Group, Inc. HEB Grocery Company,
L.P.    |  | General Partner Limited Partner |  | Interests Vary |   
|                                         |  |                |  |                                                        
|Regency Magi, LLC                        |  | Delaware       |  | Regency Realty Group, Inc. Magi, LLC                    |  | Member Member                   |  | Interests Vary |   
|                                         |  |                |  |                                                        
|Regency Marinita-LaQuinta, LLC           |  | Delaware       |  | Regency Realty Group, Inc. Marinita Development
Co.     |  | Member Member                   |  | Interests Vary |   
|                                         |  |                |  |                                                        
|Regency Petaluma, LLC                    |  | Delaware       |  | Regency Realty Group, Inc.                              |  | Member                          |  | 100            | % 
|                                         |  |                |  |                                                        
|Regency Realty Colorado, Inc.            |  | Florida        |  | Regency Realty Group, Inc Snowden Leftwich (see Note 1) |  | Common Stock Common Stock       |  | 8020           | %%
|                                         |  |                |  |                                                        
|Regency Realty Group-NE, Inc.            |  | Florida        |  | Regency Realty Group, Inc.                              |  | Common Stock                    |  | 100            | % 
|                                         |  |                |  |                                                        
|Regency Somerset, LLC                    |  | Delaware       |  | Regency Realty Group, Inc.                              |  | Member                          |  | 100            | % 
|                                         |  |                |  |                                                        
|Rhett Remount, Inc.                      |  | South Carolina |  | Regency Realty Group, Inc.                              |  | Common Stock                    |  | 100            | % 
|                                         |  |                |  |                                                        
|Signal Hill Two, LLC                     |  | Delaware       |  | Regency Realty Group, Inc. John H.
Donegan              |  | Member Member                   |  | Interests Vary |   
|                                         |  |                |  |                                                        
|Signature Plaza, LLC                     |  | Delaware       |  | Regency Realty Group, Inc.                              |  | Member                          |  | 100            | % 
|                                         |  |                |  |                                                        
|Slausen Central, LLC                     |  | Delaware       |  | Regency Realty Group, Inc.                              |  | Member                          |  | 100            | % 



13



---

|                          |  |              |  |                            |  |                    |  |               |   
|------------------------- |  | ------------ |  | -------------------------- |  | ------------------ |  | ------------- | --
|Entity                    |  | Jurisdiction |  | Owner(s)                   |  | Nature of Interest |  | % ofOwnership |   
|Thompson Nolensville, LLC |  | Florida      |  | Regency Realty Group, Inc. |  | Member             |  | 100           | % 
|                          |  |              |  |                           
|Tinwood, LLC              |  | Florida      |  | Regency Realty Group, Inc. |  | Member Member      |  | 5050          | %%
|                          |  |              |  |                           
|Tulip Grove, LLC          |  | Florida      |  | Regency Realty Group, Inc. |  | Member             |  | 100           | % 
|                          |  |              |  |                           
|Valleydale, LLC           |  | Delaware     |  | Regency Realty Group, Inc. |  | Member             |  | 100           | % 
|                          |  |              |  |                           
|West End Properties, LLC  |  | Florida      |  | Regency Realty Group, Inc. |  | Member             |  | 100           | % 



Note 1: Snowden Leftwich is a Regency
employee who is the licensed broker for this entity. Colorado requires that the broker must own a minimum of 20% of the equity in a licensed entity.



14