Regency Centers Corp Company Profile (NYSE:REG)

About Regency Centers Corp (NYSE:REG)

Regency Centers Corp logoRegency Centers Corporation is a real estate investment trust (REIT). The Company is the general partner of Regency Centers, L.P. (the Operating Partnership). The Company is engaged in the ownership, management, leasing, acquisition and development of retail shopping centers through the Operating Partnership. The Company's properties include Palm Valley Marketplace, Shops at Arizona, Amerige Heights Town Center, Clayton Valley Shopping Center, Five Points Shopping Center, French Valley Village Center, Hasley Canyon Village, Pleasant Hill Shopping Center, Snell & Branham Plaza, Applewood Shopping Center, Kent Place, Black Rock, Spring Valley Shopping Center and Pebblebrook Plaza. As of December 31, 2016, the Company owned all of the Preferred Units of the Operating Partnership and approximately 99.9% of the Units in the Operating Partnership. As of December 31, 2016, it owned direct or partial interests in 307 shopping centers.

Industry, Sector and Symbol:
  • Sector: Finance
  • Industry: REIT - Retail
  • Sub-Industry: Retail REITs
  • Symbol: NYSE:REG
  • CUSIP: 75884910
  • Web:
  • Market Cap: $10.52 billion
  • Outstanding Shares: 169,727,000
Average Prices:
  • 50 Day Moving Avg: $63.73
  • 200 Day Moving Avg: $66.93
  • 52 Week Range: $58.63 - $85.35
  • Trailing P/E Ratio: 106.90
  • Foreward P/E Ratio: 33.88
  • P/E Growth: 4.44
Sales & Book Value:
  • Annual Revenue: $688.81 million
  • Price / Sales: 15.28
  • Book Value: $39.22 per share
  • Price / Book: 1.58
  • Annual Dividend: $2.00
  • Dividend Yield: 3.4%
  • EBIDTA: $430.64 million
  • Net Margins: 25.88%
  • Return on Equity: 8.04%
  • Return on Assets: 3.76%
  • Debt-to-Equity Ratio: 0.71%
  • Current Ratio: 0.93%
  • Quick Ratio: 1.02%
  • Average Volume: 1.86 million shs.
  • Beta: 0.58
  • Short Ratio: 1.26

Frequently Asked Questions for Regency Centers Corp (NYSE:REG)

What is Regency Centers Corp's stock symbol?

Regency Centers Corp trades on the New York Stock Exchange (NYSE) under the ticker symbol "REG."

How often does Regency Centers Corp pay dividends? What is the dividend yield for Regency Centers Corp?

Regency Centers Corp declared a quarterly dividend on Wednesday, May 10th. Investors of record on Monday, May 22nd will be paid a dividend of $0.53 per share on Wednesday, May 31st. This represents a $2.12 dividend on an annualized basis and a dividend yield of 3.42%. The ex-dividend date of this dividend is Thursday, May 18th. This is an increase from Regency Centers Corp's previous quarterly dividend of $0.51. View Regency Centers Corp's Dividend History.

How were Regency Centers Corp's earnings last quarter?

Regency Centers Corp (NYSE:REG) announced its earnings results on Tuesday, May, 9th. The company reported $0.90 earnings per share (EPS) for the quarter, beating the Thomson Reuters' consensus estimate of $0.83 by $0.07. The business earned $189.43 million during the quarter, compared to analysts' expectations of $185.43 million. Regency Centers Corp had a net margin of 25.88% and a return on equity of 8.04%. During the same quarter in the prior year, the company earned $0.86 earnings per share. View Regency Centers Corp's Earnings History.

Where is Regency Centers Corp's stock going? Where will Regency Centers Corp's stock price be in 2017?

12 brokerages have issued 12 month target prices for Regency Centers Corp's stock. Their forecasts range from $72.00 to $80.00. On average, they expect Regency Centers Corp's share price to reach $76.00 in the next year. View Analyst Ratings for Regency Centers Corp.

What are analysts saying about Regency Centers Corp stock?

Here are some recent quotes from research analysts about Regency Centers Corp stock:

  • 1. According to Zacks Investment Research, "Shares of Regency outperformed the Zacks categorized REIT and Equity Trust – Retail industry over the past three months. However, its estimates for funds from operations (FFO) per share for first-quarter and full-year 2017 remained unchanged over the past seven days. Notably, earlier in March, Regency announced the closure of the Equity One merger deal. This merger helped in the creation of a high-quality portfolio of 429 properties, mainly grocery-anchored. The properties are located in several top markets and provide long-term growth opportunities. Regency’s focus on building a premium portfolio of grocery-anchored shopping centers augurs well for the long term. Such centers are usually necessity driven and attract huge traffic. Its inclusion in the S&P 500 Index is also encouraging. However, shift in retail shopping from brick and mortar stores to internet sales, and rate hikes remain concerns for the company." (3/27/2017)
  • 2. Robert W. Baird analysts commented, "We are updating our estimates to reflect updated 2016 and initial 2017 guidance (released yesterday). The newly issued 2017 guidance implies above average FFO per share growth (+5.5%) and above-average internal growth (+2.75% SSNOI growth) vs. the shopping center peer group. With shares of REG currently trading at a 4% discount to NAV, we believe this is an attractive entry point for a high quality portfolio that should deliver outsized NAV growth over the next two years." (1/17/2017)

Who are some of Regency Centers Corp's key competitors?

Who owns Regency Centers Corp stock?

Regency Centers Corp's stock is owned by a variety of of institutional and retail investors. Top institutional shareholders include Vanguard Group Inc. (24.82%), GAZIT-GLOBE LTD (11.60%), BlackRock Inc. (14.23%), State Street Corp (8.23%), APG Asset Management US Inc. (4.96%) and Principal Financial Group Inc. (4.74%). Company insiders that own Regency Centers Corp stock include Alan Todd Roth, Brian M Smith, Bryce Blair, Dan M Chandler III, H Craig Ramey, J Christian Leavitt, James D Thompson, John C Schweitzer, John S Delatour, Lisa Palmer, Mary Lou Fiala and Nicholas Andrew Wibbenmeyer. View Institutional Ownership Trends for Regency Centers Corp.

Who sold Regency Centers Corp stock? Who is selling Regency Centers Corp stock?

Regency Centers Corp's stock was sold by a variety of institutional investors in the last quarter, including Renaissance Technologies LLC, Janus Capital Management LLC, Prudential Financial Inc., Ameriprise Financial Inc., Los Angeles Capital Management & Equity Research Inc., Nationwide Fund Advisors, American International Group Inc. and Retirement Systems of Alabama. Company insiders that have sold Regency Centers Corp stock in the last year include Dan M Chandler III, H Craig Ramey, James D Thompson, John C Schweitzer and Lisa Palmer. View Insider Buying and Selling for Regency Centers Corp.

Who bought Regency Centers Corp stock? Who is buying Regency Centers Corp stock?

Regency Centers Corp's stock was bought by a variety of institutional investors in the last quarter, including BlackRock Inc., Vanguard Group Inc., State Street Corp, Principal Financial Group Inc., Lasalle Investment Management Securities LLC, Bank of New York Mellon Corp, Dimensional Fund Advisors LP and PGGM Investments. View Insider Buying and Selling for Regency Centers Corp.

How do I buy Regency Centers Corp stock?

Shares of Regency Centers Corp can be purchased through any online brokerage account. Popular online brokerages include Vanguard Brokerage Services, TD Ameritrade, E*TRADE, Scottrade, Fidelity and Charles Schwab.

How much does a share of Regency Centers Corp stock cost?

One share of Regency Centers Corp stock can currently be purchased for approximately $62.00.

Analyst Ratings

Consensus Ratings for Regency Centers Corp (NYSE:REG) (?)
Ratings Breakdown: 7 Hold Ratings, 5 Buy Ratings
Consensus Rating:Hold (Score: 2.42)
Consensus Price Target: $76.00 (22.58% upside)

Analysts' Ratings History for Regency Centers Corp (NYSE:REG)
DateFirmActionRatingPrice TargetImpact on Share PriceDetails
5/26/2017Jefferies Group LLCReiterated RatingHold$72.00LowView Rating Details
3/6/2017Barclays PLCInitiated CoverageEqual Weight -> Equal Weight$72.00N/AView Rating Details
3/2/2017Citigroup IncReiterated RatingNeutral -> Neutral$72.00N/AView Rating Details
1/19/2017SunTrust Banks, Inc.UpgradeHold -> Buy$77.00N/AView Rating Details
1/17/2017Robert W. BairdReiterated RatingOutperform$76.00N/AView Rating Details
1/9/2017Raymond James Financial, Inc.Reiterated RatingOutperform -> Market PerformN/AView Rating Details
1/3/2017Royal Bank of CanadaDowngradeTop Pick -> Outperform$86.00 -> $78.00N/AView Rating Details
12/12/2016ArgusUpgradeHold -> Buy$80.00N/AView Rating Details
11/3/2016Evercore ISIUpgradeHold -> Buy$80.00N/AView Rating Details
8/25/2016BTIG ResearchInitiated CoverageNeutralN/AView Rating Details
8/17/2016Deutsche Bank AGBoost Price TargetHold$69.00 -> $77.00N/AView Rating Details
6/28/2016Boenning ScattergoodInitiated CoverageNeutralN/AView Rating Details
5/5/2016Credit Suisse Group AGReiterated RatingHold$74.00N/AView Rating Details
1/12/2016Cowen and CompanyReiterated RatingMarket Perform$65.00N/AView Rating Details
10/16/2015Morgan StanleyBoost Price TargetOverweight$71.00 -> $74.00N/AView Rating Details
9/8/2015Evercore Partners Inc.Lower Price TargetHold$70.00 -> $67.00N/AView Rating Details
(Data available from 5/27/2015 forward)


Earnings History for Regency Centers Corp (NYSE:REG)
Earnings by Quarter for Regency Centers Corp (NYSE:REG)
Earnings History by Quarter for Regency Centers Corp (NYSE:REG)
DateQuarterConsensus EstimateActual EPSRevenue EstimateActual RevenueRelease LinkConference CallDetails
5/9/2017Q1 2017$0.83$0.90$185.43 million$189.43 millionViewListenView Earnings Details
2/8/2017Q416$0.84$0.86$147.54 million$152.99 millionViewListenView Earnings Details
11/1/2016Q316$0.80$0.81$148.82 million$152.77 millionViewN/AView Earnings Details
5/3/2016Q116$0.79$0.86$144.84 million$142.86 millionViewN/AView Earnings Details
2/10/2016Q4$0.74$0.79$141.72 million$138.64 millionViewListenView Earnings Details
10/28/2015Q315$0.74$0.76$135.24 million$136.28 millionViewListenView Earnings Details
8/5/2015Q215$0.73$0.75$133.09 million$141.13 millionViewN/AView Earnings Details
5/6/2015$0.72$0.74$131.83 million$163.95 millionViewN/AView Earnings Details
2/11/2015Q414$0.72$0.71$133.74 million$130.42 millionViewN/AView Earnings Details
11/3/2014Q314$0.69$0.71$129.65 million$127.78 millionViewN/AView Earnings Details
8/6/2014Q214$0.67$0.71$128.44 million$134.89 millionViewN/AView Earnings Details
5/7/2014Q114$0.65$0.69$123.16 million$133.28 millionViewN/AView Earnings Details
2/11/2014Q413$0.64$0.66$118.68 millionViewN/AView Earnings Details
10/31/2013Q313$0.30$0.65$117.87 millionViewN/AView Earnings Details
7/31/2013Q213$0.64$0.67$121.19 millionViewN/AView Earnings Details
5/7/2013Q113$0.62$0.64$117.73 millionViewN/AView Earnings Details
1/30/2013Q412$0.59$0.63$114.78 millionViewN/AView Earnings Details
11/7/2012Q312$0.58$0.62$115.63 millionViewN/AView Earnings Details
7/31/2012$0.63$0.69ViewN/AView Earnings Details
5/2/2012$0.57$0.62ViewN/AView Earnings Details
2/1/2012$0.62$0.63ViewN/AView Earnings Details
11/3/2011$0.59$0.61ViewN/AView Earnings Details
8/3/2011$0.62$0.56ViewN/AView Earnings Details
5/5/2011$0.59$0.56ViewN/AView Earnings Details
2/2/2011$0.53$0.55ViewN/AView Earnings Details
(Data available from 1/1/2011 forward)


Earnings Estimates for Regency Centers Corp (NYSE:REG)
2017 EPS Consensus Estimate: $3.48
2018 EPS Consensus Estimate: $3.76
QuarterNumber of EstimatesLow EstimateHigh EstimateAverage Estimate
Q1 20174$0.79$0.85$0.82
Q2 20173$0.86$0.91$0.88
Q3 20173$0.85$0.91$0.88
Q4 20173$0.88$0.92$0.90
Q1 20182$0.90$0.95$0.93
Q2 20182$0.92$0.93$0.93
Q3 20182$0.93$0.94$0.94
Q4 20182$0.97$0.97$0.97
(Data provided by Zacks Investment Research)


Current Dividend Information for Regency Centers Corp (NYSE:REG)
Next Dividend:5/31/2017
Annual Dividend:$2.00
Dividend Yield:3.23%
Dividend Growth:2.60% (3 Year Average)
Payout Ratio:140.85% (Trailing 12 Months of Earnings)
156.25% (Based on This Year's Estimates)
109.29% (Based on Next Year's Estimates)
Track Record:3 Years of Consecutive Dividend Growth
Dividend Payments by Quarter for Regency Centers Corp (NYSE:REG)

Dividend History by Quarter for Regency Centers Corp (NYSE:REG)
AnnouncedPeriodAmountYieldEx-Dividend DateRecord DatePayable Date
(Data available from 1/1/2013 forward)

Insider Trades

Insider Trading and Institutional Ownership History for Regency Centers Corp (NYSE:REG)
Insider Ownership Percentage: 1.80%
Institutional Ownership Percentage: 98.46%
Insider Trades by Quarter for Regency Centers Corp (NYSE:REG)
Institutional Ownership by Quarter for Regency Centers Corp (NYSE:REG)
Insider Trades by Quarter for Regency Centers Corp (NYSE:REG)
Transaction DateInsider NameTitleBuy/SellNumber of SharesAverage Share PriceTotal TransactionDetails
5/15/2017John C SchweitzerDirectorSell4,000$61.13$244,520.00View SEC Filing  
3/30/2017H Craig RameyInsiderSell750$66.44$49,830.00View SEC Filing  
3/13/2017H Craig RameyInsiderSell3,000$62.80$188,400.00View SEC Filing  
3/7/2017Lisa PalmerInsiderSell10,000$66.52$665,200.00View SEC Filing  
12/22/2016Bryce BlairDirectorBuy1,486$66.92$99,443.12View SEC Filing  
8/23/2016Bryce BlairDirectorBuy1,251$79.79$99,817.29View SEC Filing  
6/13/2016Dan M Chandler IIIVPSell2,000$79.55$159,100.00View SEC Filing  
6/9/2016James D ThompsonVPSell4,000$79.75$319,000.00View SEC Filing  
6/3/2016James D ThompsonVPSell3,500$78.00$273,000.00View SEC Filing  
5/11/2016John S DelatourDirectorSell5,000$78.05$390,250.00View SEC Filing  
5/10/2016Alan Todd RothDirectorSell3,000$79.77$239,310.00View SEC Filing  
5/9/2016Dan M Chandler IIIVPSell2,000$78.97$157,940.00View SEC Filing  
5/9/2016J Christian LeavittCAOSell3,000$79.28$237,840.00View SEC Filing  
5/6/2016Lisa PalmerCFOSell10,000$77.80$778,000.00View SEC Filing  
5/6/2016Nicholas Andrew WibbenmeyerDirectorSell1,969$78.10$153,778.90View SEC Filing  
2/18/2016Dan M Chandler IIIVPSell1,000$70.36$70,360.00View SEC Filing  
2/17/2016Dan M Chandler IIIVPSell1,000$70.07$70,070.00View SEC Filing  
12/29/2015James D ThompsonDirectorSell1,500$69.13$103,695.00View SEC Filing  
12/2/2015Mary Lou FialaDirectorSell9,000$67.13$604,170.00View SEC Filing  
11/27/2015Dan M Chandler IIIDirectorSell1,500$67.52$101,280.00View SEC Filing  
11/19/2015Brian M. SmithCOOSell65,578$66.57$4,365,527.46View SEC Filing  
9/30/2015Dan M Chandler IIIDirectorSell1,500$62.05$93,075.00View SEC Filing  
5/20/2015Bryce BlairDirectorBuy1,500$65.00$97,500.00View SEC Filing  
3/30/2015Dan M Chandler IIIDirectorSell1,000$67.74$67,740.00View SEC Filing  
3/20/2015J Christian LeavittCAOSell3,000$69.15$207,450.00View SEC Filing  
3/18/2015Lisa PalmerCFOSell3,723$67.70$252,047.10View SEC Filing  
3/17/2015Dan M Chandler IIIDirectorSell2,500$66.45$166,125.00View SEC Filing  
12/18/2014James D ThompsonDirectorSell2,500$63.75$159,375.00View SEC Filing  
12/8/2014James D ThompsonDirectorSell2,500$63.00$157,500.00View SEC Filing  
11/20/2014Mary Lou FialaDirectorSell7,000$60.10$420,700.00View SEC Filing  
11/7/2014J Christian LeavittCAOSell1,000$61.74$61,740.00View SEC Filing  
8/29/2014Dan M Chandler IIIDirectorSell1,000$57.06$57,060.00View SEC Filing  
8/18/2014Brian M SmithCOOSell10,000$56.81$568,100.00View SEC Filing  
6/20/2014Mary Lou FialaDirectorSell3,000$25.58$76,740.00View SEC Filing  
6/16/2014Dan M Chandler IIIDirectorSell2,000$54.00$108,000.00View SEC Filing  
6/3/2014J Christian LeavittInsiderSell6,500$54.04$351,260.00View SEC Filing  
3/28/2014James ThompsonDirectorSell3,000$50.80$152,400.00View SEC Filing  
3/27/2014Brian SmithCOOSell11,500$50.53$581,095.00View SEC Filing  
3/27/2014James ThompsonDirectorSell3,000$50.50$151,500.00View SEC Filing  
3/18/2014Dan Chandler IIIDirectorSell2,000$50.30$100,600.00View SEC Filing  
2/25/2014J Christian LeavittInsiderSell1,000$50.84$50,840.00View SEC Filing  
2/18/2014Mary Lou FialaDirectorSell8,339$50.65$422,370.35View SEC Filing  
11/7/2013Mary Lou FialaDirectorSell5,015$50.17$251,602.55View SEC Filing  
11/4/2013John S DelatourDirectorSell4,000$51.53$206,120.00View SEC Filing  
8/6/2013Raymond BankDirectorSell4,900$51.89$254,261.00View SEC Filing  
5/10/2013John S DelatourDirectorSell10,000$58.48$584,800.00View SEC Filing  
(Data available from 1/1/2013 forward)


Headline Trends for Regency Centers Corp (NYSE:REG)
Latest Headlines for Regency Centers Corp (NYSE:REG)
DateHeadline logoRegency Centers Corp's (REG) "Hold" Rating Reiterated at Jefferies Group LLC - May 26 at 10:28 PM logoRegency Centers Corp (REG) Receives Average Recommendation of "Hold" from Brokerages - May 26 at 6:47 PM logoBoenning Scattergood Equities Analysts Lower Earnings Estimates for Regency Centers Corp (REG) - May 22 at 7:32 AM logoRegency Centers Corp. : REG-US: Dividend Analysis : May 22nd, 2017 (record date) : By the numbers : May 18, 2017 - May 19 at 12:22 PM logoJohn C. Schweitzer Sells 4,000 Shares of Regency Centers Corp (REG) Stock - May 15 at 10:34 PM logoRegency Centers Corp (REG) Lowered to C at TheStreet - May 13 at 4:36 PM logo$0.87 Earnings Per Share Expected for Regency Centers Corp (REG) This Quarter - May 12 at 12:48 AM logoRegency Centers Corp (REG) Expected to Announce Quarterly Sales of $251.41 Million - May 12 at 12:48 AM logoRegency Centers Corp (reg) Announces Dividend Increase - $0.53 Per Share - May 11 at 12:50 PM logoBrokers Offer Predictions for Regency Centers Corp's Q2 2017 Earnings (REG) - May 11 at 7:50 AM logoEdited Transcript of REG earnings conference call or presentation 10-May-17 3:00pm GMT - May 11 at 12:45 AM logoBRIEF-Regency Centers reports Q1 core FFO $0.90 per diluted share - May 10 at 11:18 AM logoRegency Centers Corp. Q1 Income Advances 45% - May 10 at 11:18 AM logoRegency Centers (REG) Beats Q1 FFO and Revenue Estimates - May 10 at 11:18 AM logoRegency Centers Corp (REG) Posts Earnings Results, Beats Expectations By $0.06 EPS - May 9 at 10:00 PM logoRegency Centers Reports First Quarter 2017 Results - May 9 at 7:01 PM logoRegency Centers Updates 2017 Earnings Guidance - Quick Facts - May 9 at 7:01 PM logoRegency Centers reports 1Q results - May 9 at 5:21 PM logoRegency Centers (REG) to Post Q1 Earnings: What's in Store? - May 8 at 11:47 AM logo Brokerages Expect Regency Centers Corp (REG) Will Announce Quarterly Sales of $185.43 Million - May 6 at 8:20 AM logoZacks: Brokerages Anticipate Regency Centers Corp (REG) to Post $0.83 EPS - May 4 at 6:12 PM logoProlific Brentwood developer sets sights on another jolt of growth - May 3 at 7:27 PM logoRegency Centers Corp (REG) Given Daily News Sentiment Rating of 0.34 - May 3 at 1:09 AM logoRegency Centers Corp (REG) Receives Average Rating of "Hold" from Brokerages - May 1 at 9:20 PM logoRegency Centers Corp (REG) Earns Daily Media Impact Score of 0.13 - April 28 at 6:56 PM logoRegency Centers Becomes Oversold - April 28 at 3:36 PM logoQ2 2017 EPS Estimates for Regency Centers Corp (REG) Cut by Capital One Financial Corp. - April 26 at 10:04 AM logoRegency Centers Corp (REG) Earns News Sentiment Score of 0.16 - April 25 at 7:44 PM logoRegency Centers Corp (REG) Receives Hold Rating from Jefferies Group LLC - April 24 at 11:34 AM logoRegency Centers Achieves 10-Year Sustainability Goals in Five - April 20 at 7:35 PM logoRegency Centers Corp Forecasted to Earn Q1 2017 Earnings of $0.82 Per Share (REG) - April 18 at 10:15 AM logoRegency Announces New Ground-Up Development Mellody Farm - April 18 at 9:31 AM logoRegency Centers Corp. breached its 50 day moving average in a Bullish Manner : REG-US : April 18, 2017 - April 18 at 9:31 AM logoRegency Centers Corp (REG) Earning Somewhat Positive News Coverage, AlphaOne Reports - April 17 at 10:17 PM logoRegency Centers Announces Mellody Farm, a New Mixed-Use Development in the Greater Chicagoland Area - April 17 at 9:20 AM logoRegency Centers Corp (REG) Expected to Post Quarterly Sales of $185.12 Million - April 15 at 8:36 AM logoZacks: Analysts Expect Regency Centers Corp (REG) to Announce $0.83 EPS - April 13 at 2:46 PM logoRegency Starts Development of Pinecrest Place in Florida - April 11 at 10:03 AM logoBRIEF-Regency Centers says starts development of Pinecrest Place in Miami - April 10 at 7:02 PM logoRegency Centers Announces the Development of Pinecrest Place in Miami, Florida - April 10 at 7:02 PM logoWhy Is Regency Centers (REG) Down 11.2% Since the Last Earnings Report? - April 7 at 12:13 PM logoRegency Centers Corp (REG) Receives Average Recommendation of "Hold" from Analysts - April 4 at 4:21 PM logoInsider Selling: Regency Centers Corp (REG) Insider Sells 750 Shares of Stock - March 30 at 7:50 PM logoRegency Centers Corp (REG) Short Interest Update - March 30 at 7:22 AM logoREGENCY CENTERS CORP Files SEC form 8-K/A, Financial Statements and Exhibits - March 28 at 6:03 AM logoRegency Centers Corp (REG) Downgraded by Zacks Investment Research to "Hold" - March 27 at 12:58 PM logo2 Retail REIT Picks Selling At A Discount - March 21 at 10:36 AM logoRegency Centers Corp (REG) Now Covered by Barclays PLC - March 12 at 1:24 PM logoRegency Centers Invites You to Join Its First Quarter Conference Call - March 10 at 9:55 PM logoRegency Centers Series 7 Cumulative Redeemable Preferred Stock Ex-Dividend Reminder - March 9 at 7:29 PM



Regency Centers Corp (REG) Chart for Saturday, May, 27, 2017

This page was last updated on 5/27/2017 by Staff