**Regency Properties: Putting the County Seat Communities Strategy into Practice**
*Pictured above: Princeton Town Fair in Princeton, IN*
Regency Properties introduced its “County Seat Communities” strategy a decade ago with a philosophy that extends beyond retail metrics such as occupancy rates and tenant mix. The initiative embraces a community-focused approach, offering revitalized retail spaces that serve the unique needs of towns across the country. Jamie Edmonson, Senior Vice President and Chief Operating Officer of Regency Properties, explains how this strategy has evolved and what it has achieved so far.
**Q: Walk us through the evolution of Regency’s County Seat Communities strategy: how it originated and how it is applied.**
**Jamie Edmonson:** Regency’s County Seat Communities strategy began in 2014 as a result of a thoughtful evaluation of our long-term growth plans. We recognized a significant opportunity to invest in and support the economic longevity of smaller American towns — the kind of places that form the foundation of our country. Our focus expanded beyond traditional retail success metrics; we began championing these communities as essential economic hubs deserving of the same retail conveniences as major urban areas.
This strategy blossomed into more than just a business model — it became a purpose-driven mission to enhance the vitality of small towns through targeted retail investment. By aligning our goals with the needs of these communities, we’ve been able to deliver consistent growth while strengthening America’s backbone: its local economies.
**Q: Can you provide a “case study” of a County Seat Community?**
**Edmonson:** One standout example is Eaton, Ohio. We acquired Eaton Center in December 2022. The city of Eaton, serving as the county seat of Preble County, has a population of 8,358 — but the wider trade area is nearly five times that size.
When evaluating Eaton, we analyzed the town’s economic resilience alongside competitive retail options and the tenant lineup of the shopping center. After acquiring the property, we immediately invested nearly $1 million in deferred maintenance. With a renewed focus on leasing, we boosted occupancy from approximately 72% to 81%.
Our efforts didn’t go unnoticed. In 2024, we received a community award from the local chamber recognizing our positive impact in Eaton — a proud highlight and a testament to the resonance of our strategy.
**Q: How does Regency manage its portfolio through economic cycles, retail changes, and natural disasters?**
**Edmonson:** Through more than 6.3 million square feet of retail properties and decades of experience, we’ve endured every kind of market scenario — from global pandemics and natural disasters to national retail bankruptcies and rapid shifts in economic conditions.
What differentiates us is our deep-rooted commitment to serving tenants throughout their lifecycle. When tragedy strikes — whether it’s a tornado or a hurricane — our team is often the first on-site, working urgently to restore operations. Our retail centers aren’t just stores, they’re critical supply points for the communities they serve.
In my four years here, we’ve faced credit crises, labor shortages, inflated materials costs, and significant retail closures. But through all that adversity, our 75-year-old company has stayed true to its mission. We’ve strengthened existing relationships, nurtured new ones, and doubled down on our community-centric approach.
**Q: What is Regency’s philosophy on co-tenancy, and how does it benefit all stakeholders?**
**Edmonson:** In County Seat Communities, local businesses are often destination locations on their own. However, national retailers frequently overlook these areas due to demographic constraints tied to formal models. That’s where our role becomes pivotal.
We position ourselves as advocates for the community. We highlight their economic vitality, the strengths of our tenant base, and the promise of the broader market. Our extensive portfolio and national retail connections enable us to make strategic co-tenancy decisions that benefit everyone — tenants, residents, and us as owners.
At Regency, we don’t just fill space — we thoughtfully curate it. Through robust tenant collaboration and consistent community feedback, we ensure that our shopping centers grow in ways that feel organic and beneficial to everyone involved.
**Pictured: Jamie Edmonson, Regency Properties**
Another proud moment came when our Eaton Center project was formally recognized with a community impact award — a strong affirmation of the positive difference our presence and investments can make.
At Regency Properties, we are committed to creating not just places to shop, but essential centers of community life. With every County Seat Community we support, we help revive small-town commerce while preserving the heart and soul of America.
