REG: Cash Flow for REGENCY CENTERS CORP

PERIOD ENDING	31-Dec-08	31-Dec-07	31-Dec-06
Net Income	136,188	203,651	218,511

Operating Activities, Cash Flows Provided By or Used In
Depreciation	109,757	96,757	91,824
Adjustments To Net Income	33,733	(41,670)	(68,659)
Changes In Accounts Receivables	(28,833)	(10,040)	(10,284)
Changes In Liabilities	(12,103)	2,948	(2,397)
Changes In Inventories	-	-	-
Changes In Other Operating Activities	(19,573)	(27,349)	(12,180)

Total Cash Flow From Operating Activities	219,169	224,297	216,815

Investing Activities, Cash Flows Provided By or Used In
Capital Expenditures	(388,783)	(731,189)	(424,173)
Investments	28,287	312,898	14,770
Other Cashflows from Investing Activities	254,721	-	447,634

Total Cash Flows From Investing Activities	(105,775)	(418,291)	38,231

Financing Activities, Cash Flows Provided By or Used In
Dividends Paid	(237,062)	(208,929)	(187,796)
Sale Purchase of Stock	1,020	2,383	5,994
Net Borrowings	125,513	390,844	(81,656)
Other Cash Flows from Financing Activities	-	(5,682)	-

Total Cash Flows From Financing Activities	(110,529)	178,616	(263,458)
Effect Of Exchange Rate Changes	-	-	-

Change In Cash and Cash Equivalents	$2,865	($15,378)	($8,412)

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