The locally based company reported same-store net operatingincome increases of 4.4% and 3.8% for the final quarter and fullyear, respectively. Furthermore, same-store rental rate growth on acash basis rose 10.5% in fourth quarter 2006 and 12.6% for theyear. These represented eight years of same-store increases, saidMary Lou Fiala, president and COO, during a conference call.

At year-end 2006, Regency's operating properties were 95.2%leased. During the conference call, Fiala noted that the company'soccupancy was never below 94%, compared to industry averages, whichshe says have been as low as 91%. Among the "hot tenants" atRegency properties, Fiala said, are Chico's, Starbucks, TraderJoe's and Citi Financial.

Brian Smith, chief investment officer, said 52 developmentprojects are underway at an investment of more than $500 million.It is the first time Regency "broke the $500-million threshold," hesaid, adding that the developments underway are, in the aggregate,76% leased.