QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)
OF THE SECURITIES EXCHANGE ACT OF 1934

NORTHSTAR REALTY FINANCE CORP.
(Exact Name of Registrant as Specified in its Charter)

399 Park Avenue, 18th Floor, New York, NY 10022
(Address of Principal Executive Offices, Including Zip Code)

Indicate by the check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ý No o

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes ý No o

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of "large accelerated filer," "accelerated filer" and "smaller reporting company" in Rule 12b-2 of the Exchange Act. (Check one):

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes o No ý

Indicate the number of shares outstanding of each of the registrant's classes of common stock, as of the latest practicable date:

The Company has one class of common stock, par value $0.01 per share, 199,439,798 shares outstanding as of August 2, 2013.

This Quarterly Report on Form 10-Q contains certain "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933, as amended, or Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or Exchange Act. Forward-looking statements are generally identifiable by use of forward-looking terminology such as "may," "will," "should," "potential," "intend," "expect," "seek," "anticipate," "estimate," "believe," "could," "project," "predict," "continue," "future" or other similar words or expressions. Forward-looking statements are not guarantees of performance and are based on certain assumptions, discuss future expectations, describe plans and strategies, contain projections of results of operations or of financial condition or state other forward-looking information. Such statements include, but are not limited to, those relating to the operating performance of our investments, our financing needs, the effects of our current strategies and investment activities, our ability to grow our asset management business, our ability to manage our collateralized debt obligations, or CDOs, and our ability to raise and effectively deploy capital. Our ability to predict results or the actual effect of plans or strategies is inherently uncertain, particularly given the economic environment. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual results and performance could differ materially from those set forth in the forward-looking statements and you should not unduly rely on these statements. These forward-looking statements involve risks, uncertainties and other factors that may cause our actual results in future periods to differ materially from those forward-looking statements. These factors include, but are not limited to:

The foregoing list of factors is not exhaustive. All forward-looking statements included in this Quarterly Report on Form 10-Q are based on information available to us on the date hereof and we are under no duty to update any of the forward-looking statements after the date of this report to conform these statements to actual results.

Factors that could have a material adverse effect on our operations and future prospects are set forth in our filings with the United States Securities and Exchange Commission, or SEC, including Part I, Item 1A of our Annual Report on Form 10-K for the fiscal year ended December 31, 2012 under the heading "Risk Factors." The risk factors set forth in our filings with the SEC could cause our actual results to differ significantly from those contained in any forward-looking statement contained in this report.

	June 30, 2013 (Unaudited)			December 31, 2012

Assets
Cash and cash equivalents	$	530,610		$	444,927
Restricted cash		264,658			360,075
Operating real estate, net		2,617,107			1,401,658
Real estate debt investments, net		1,901,974			1,832,231
Investments in private equity funds, at fair value (refer to Note 6)		300,492			—
Investments in and advances to unconsolidated ventures		120,356			111,025
Real estate securities, available for sale		1,001,795			1,124,668
Receivables, net of allowance of $1,809 as of June 30, 2013 and $1,526 as of December 31, 2012		31,114			28,413
Receivables, related parties		13,625			23,706
Unbilled rent receivable, net of allowance of $321 as of June 30, 2013		17,271			16,129
Derivative assets, at fair value		9,332			6,229
Deferred costs and intangible assets, net		128,115			97,700
Assets of properties held for sale		1,595			1,595
Other assets		106,890			65,422

Total assets(1)	$	7,044,934		$	5,513,778

Liabilities
CDO bonds payable	$	1,829,202		$	2,112,441
Mortgage notes payable		2,003,538			1,015,670
Securitization bonds payable		97,906			98,005
Secured term loan		14,595			14,664
Credit facilities		139,119			61,088
Exchangeable senior notes		514,966			291,031
Junior subordinated notes, at fair value		220,617			197,173
Accounts payable and accrued expenses		73,272			45,895
Escrow deposits payable		109,149			90,032
Derivative liabilities, at fair value		132,640			170,840
Other liabilities		88,543			86,075

Total liabilities(2)		5,223,547			4,182,914

Commitments and contingencies
Equity
NorthStar Realty Finance Corp. Stockholders' Equity
Preferred stock, $736,640 and $536,640 aggregate liquidation preference as of June 30, 2013 and December 31, 2012, respectively		697,352			504,018
Common stock, $0.01 par value, 500,000,000 shares authorized, 199,439,798 and 163,607,259 shares issued and outstanding as of June 30, 2013 and December 31, 2012, respectively		1,994			1,636
Additional paid-in capital		1,524,260			1,195,131
Retained earnings (accumulated deficit)		(426,203	)		(376,685	)
Accumulated other comprehensive income (loss)		(15,260	)		(22,179	)

Total NorthStar Realty Finance Corp. stockholders' equity		1,782,143			1,301,921
Non-controlling interests		39,244			28,943

Total equity		1,821,387			1,330,864

Total liabilities and equity	$	7,044,934		$	5,513,778


(1)	Assets of consolidated VIEs included in the total assets above:
	Restricted cash	$	172,567	$	320,815
	Operating real estate, net		455,133		342,461
	Real estate debt investments, net		1,346,993		1,478,503
	Investments in and advances to unconsolidated ventures		59,308		59,939
	Real estate securities, available for sale		907,034		1,015,972
	Receivables, net of allowance		14,265		16,609
	Unbilled rent receivable		3,166		2,125
	Deferred costs and intangible assets, net		34,224		37,753
	Assets of properties held for sale		1,595		1,595
	Other assets		9,085		12,689

	Total assets of consolidated VIEs	$	3,003,370	$	3,288,461

(2)	Liabilities of consolidated VIEs included in the total liabilities above:
	CDO bonds payable	$	1,829,202	$	2,112,441
	Mortgage notes payable		290,422		228,446
	Secured term loan		14,595		14,664
	Accounts payable and accrued expenses		11,908		13,626
	Escrow deposits payable		61,801		67,406
	Derivative liabilities, at fair value		132,640		170,840
	Other liabilities		23,150		25,144

	Total liabilities of consolidated VIEs	$	2,363,718	$	2,632,567

	Three Months Ended June 30,						Six Months Ended June 30,

	2013			2012			2013			2012
Net interest income
Interest income	$	73,148		$	79,993		$	143,483		$	160,809
Interest expense on debt and securities		11,588			12,531			22,985			26,265

Net interest income on debt and securities		61,560			67,462			120,498			134,544
Other revenues
Rental and escalation income		65,213			28,319			104,109			55,981
Commission income, related party		32,635			8,679			49,575			16,078
Advisory and other fees, related party		5,787			2,742			10,295			3,259
Other revenue		1,130			1,526			1,674			1,630

Total other revenues		104,765			41,266			165,653			76,948
Expenses
Other interest expense		34,814			22,134			61,064			43,698
Real estate properties—operating expenses		18,048			4,250			26,690			8,369
Asset management expenses		1,506			787			2,813			3,071
Commission expense (refer to Note 9)		29,506			7,889			44,875			14,469
Transaction costs		6,750			200			10,503			2,433
Provision for loan losses, net		—			6,537			2,336			13,377
General and administrative
Salaries and equity-based compensation(1)		17,129			14,873			35,459			28,072
Other general and administrative		6,654			5,087			11,680			9,190

Total general and administrative		23,783			19,960			47,139			37,262
Depreciation and amortization		21,849			12,569			36,923			24,784

Total expenses		136,256			74,326			232,343			147,463

Income (loss) from operations		30,069			34,402			53,808			64,029
Equity in earnings (losses) of unconsolidated ventures		15,119			(336	)		23,432			(837	)
Other income (loss)		—			—			—			20,258
Unrealized gain (loss) on investments and other		(58,663	)		(115,648	)		(45,078	)		(211,054	)
Realized gain (loss) on investments and other		12,962			5,195			17,044			20,547

Income (loss) from continuing operations		(513	)		(76,387	)		49,206			(107,057	)
Income (loss) from discontinued operations		(33	)		(19	)		(56	)		94
Gain on sale from discontinued operations		—			285			—			285

Net income (loss)		(546	)		(76,121	)		49,150			(106,678	)
Less: net (income) loss attributable to non-controlling interests		913			4,244			(820	)		6,207
Preferred stock dividends		(12,993	)		(5,635	)		(24,334	)		(10,958	)

Net income (loss) attributable to NorthStar Realty Finance Corp. common stockholders	$	(12,626	)	$	(77,512	)	$	23,996		$	(111,429	)

Earnings (loss) per share:
Basic	$	(0.06	)	$	(0.62	)	$	0.13		$	(0.98	)

Diluted	$	(0.06	)	$	(0.62	)	$	0.13		$	(0.98	)

Weighted average number of shares:
Basic		198,848,229			124,802,710			187,822,954			113,524,914

Diluted		208,636,823			131,178,131			200,217,141			119,285,979

Dividends declared per share of common stock	$	0.20		$	0.16		$	0.39		$	0.31

	Three Months Ended June 30,						Six Months Ended June 30,

	2013			2012			2013			2012
Net income (loss)	$	(546	)	$	(76,121	)	$	49,150		$	(106,678	)
Other comprehensive income (loss):
Unrealized gain (loss) on real estate securities, available for sale		2,079			4,495			3,769			6,689
Reclassification of swap (gain) loss into interest expense on debt and securities (refer to Note 14)		1,722			1,873			3,484			3,746

Total other comprehensive income (loss)		3,801			6,368			7,253			10,435
Comprehensive income (loss)		3,255			(69,753	)		56,403			(96,243	)
Less: Comprehensive (income) loss attributable to non-controlling interests		735			3,935			(1,154	)		5,703

Comprehensive income (loss) attributable to NorthStar Realty Finance Corp.	$	3,990		$	(65,818	)	$	55,249		$	(90,540	)

	Preferred Stock				Common Stock							Retained Earnings (Accumulated Deficit)			Accumulated Other Comprehensive Income (Loss)			Total NorthStar Stockholders' Equity

	Preferred Stock				Common Stock				Additional Paid-in Capital												Non-controlling Interests			Total Equity
	Shares		Amount		Shares		Amount		Additional Paid-in Capital												Non-controlling Interests			Total Equity
Balance as of December 31, 2011		10,000	$	241,372		96,045	$	960	$	809,826		$	(8,626	)	$	(36,160	)	$	1,007,372		$	32,242		$	1,039,614
Net proceeds from offering of common stock		—		—		67,250		673		382,136			—			—			382,809			—			382,809
Net proceeds from offering of preferred stock		11,466		262,646		—		—		—			—			—			262,646			—			262,646
Redemptions of non-controlling interests		—		—		—		—		(2,358	)		—			—			(2,358	)		2,358			—
Non-controlling interests—contributions		—		—		—		—		—			—			—			—			8,755			8,755
Non-controlling interests—distributions		—		—		—		—		—			—			—			—			(7,053	)		(7,053	)
Dividend reinvestment plan		—		—		35		1		202			—			—			203			—			203
Amortization of equity-based compensation		—		—		—		—		—			—			—			—			12,817			12,817
Equity component of exchangeable senior notes		—		—		—		—		2,179			—			—			2,179			—			2,179
Other comprehensive income (loss)		—		—		—		—		—			—			13,981			13,981			690			14,671
Conversion of LTIP Units		—		—		277		2		3,146			—			—			3,148			(3,148	)		—
Dividends on common stock, LTIP Units and RSUs		—		—		—		—		—			(79,472	)		—			(79,472	)		(6,191	)		(85,663	)
Dividends on preferred stock		—		—		—		—		—			(27,025	)		—			(27,025	)		—			(27,025	)
Net income (loss)		—		—		—		—		—			(261,562	)		—			(261,562	)		(11,527	)		(273,089	)

Balance as of December 31, 2012		21,466	$	504,018		163,607	$	1,636	$	1,195,131		$	(376,685	)	$	(22,179	)	$	1,301,921		$	28,943		$	1,330,864

Net proceeds from offering of common stock		—	$	—		34,500	$	345	$	279,839		$	—		$	—		$	280,184		$	—		$	280,184
Net proceeds from offering of preferred stock		8,000		193,334		—		—		—			—			—			193,334			—			193,334
Non-controlling interests—contributions		—		—		—		—		—			—			—			—			12,562			12,562
Non-controlling interests—distributions		—		—		—		—		—			—			—			—			(503	)		(503	)
Dividend reinvestment plan		—		—		13		—		120			—			—			120			—			120
Amortization of equity-based compensation		—		—		—		—		—			—			—			—			10,195			10,195
Equity component of exchangeable senior notes		—		—		—		—		39,768			—			—			39,768			—			39,768
Conversion of exchangeable senior notes		—		—		43		—		(27	)		—			—			(27	)		—			(27	)
Other comprehensive income (loss)		—		—		—		—		—			—			6,919			6,919			334			7,253
Conversion of LTIP Units		—		—		1,277		13		9,429			—			—			9,442			(9,442	)		—
Dividends on common stock and LTIP Units		—		—		—		—		—			(73,514	)		—			(73,514	)		(3,665	)		(77,179	)
Dividends on preferred stock		—		—		—		—		—			(24,334	)		—			(24,334	)		—			(24,334	)
Net income (loss)		—		—		—		—		—			48,330			—			48,330			820			49,150

Balance as of June 30, 2013 (unaudited)		29,466	$	697,352		199,440	$	1,994	$	1,524,260		$	(426,203	)	$	(15,260	)	$	1,782,143		$	39,244		$	1,821,387

	Six Months Ended June 30,

	2013			2012
Cash flows from operating activities:
Net income (loss)	$	49,150		$	(106,678	)
Adjustments to reconcile net income (loss) to net cash provided by (used in) operating activities:
Equity in (earnings) losses of private equity funds		(22,041	)		—
Equity in (earnings) losses of unconsolidated ventures		(1,391	)		837
Depreciation and amortization		36,923			24,987
Amortization of premium/accretion of discount on investments		(23,811	)		(38,841	)
Interest accretion on investments		(713	)		(277	)
Amortization of deferred financing costs		2,966			1,660
Amortization of equity-based compensation		10,195			7,158
Unrealized (gain) loss on investments and other		12,404			168,447
Realized gain (loss) on investments and other / other income		(17,044	)		(21,090	)
Reversal of accrued loss contingency and other costs		—			(22,041	)
Distributions from private equity funds		22,041			—
Distributions from unconsolidated ventures		1,645			802
Amortization of capitalized above/below market leases		(823	)		(565	)
Unbilled rent receivable		(1,198	)		(1,501	)
Provision for loan losses, net		2,336			13,377
Allowance for uncollectable accounts		665			225
Other		93			—
Discount and loan fees received		6,304			13,158
Loan acquisition costs		(26	)		(835	)
Changes in assets and liabilities:
Restricted cash		(3,256	)		(7,664	)
Receivables		(901	)		(4,232	)
Other assets		(2,981	)		7,014
Receivables, related parties		(1,714	)		(1,254	)
Accounts payable and accrued expenses		26,032			(16,634	)
Other liabilities		4,645			17,680

Net cash provided by (used in) operating activities		99,500			33,733
Cash flows from investing activities:
Acquisitions of operating real estate, net		(1,267,910	)		(6,858	)
Improvements of operating real estate		(5,933	)		(1,614	)
Deferred costs and intangible assets		(464	)		(732	)
Net proceeds from disposition of operating real estate		—			8,542
Acquisitions of real estate securities, available for sale		—			(82,865	)
Proceeds from sales of real estate securities, available for sale		170,397			200,285
Repayments on real estate securities, available for sale		125,465			77,974

	Six Months Ended June 30,

	2013			2012
Originations/acquisitions of real estate debt investments		(219,552	)		(210,487	)
Proceeds from sales of real estate debt investments		—			10,845
Repayments on real estate debt investments		99,460			94,651
Change in restricted cash		(24,959	)		(5,417	)
Other assets		6,484			10,776
Investments in and advances to private equity funds		(297,376	)		—
Distributions from private equity funds		36,415			—
Investment in and advances to unconsolidated ventures		(9,735	)		(7,939	)
Distributions from unconsolidated ventures		166			175

Net cash provided by (used in) investing activities		(1,387,542	)		87,336
Cash flows from financing activities:
Purchase of derivative instruments		(9,585	)		(8,920	)
Settlement of derivative instruments		—			(8,163	)
Borrowings from mortgage notes		992,836			4,500
Repayments of mortgage notes		(4,968	)		(4,471	)
Borrowings from credit facilities		92,560			84,161
Repayments of credit facilities		(14,529	)		(16,102	)
Paydowns on securitization bonds payable		(182	)		—
Proceeds from CDO bond reissuance		—			10,360
Proceeds from CDO bonds		—			10,000
Repayments of CDO bonds		(443,437	)		(387,885	)
Repurchases of CDO bonds		(6,543	)		(59,161	)
Repayments of secured term loan		(69	)		—
Payment of deferred financing costs		(25,097	)		(3,072	)
Change in restricted cash		145,265			58,415
Proceeds from exchangeable senior notes		300,000			75,000
Repurchases and repayment of exchangeable senior notes		(36,710	)		(7,500	)
Net proceeds from preferred stock offering		193,334			38,628
Net proceeds from common stock offering		280,184			199,123
Proceeds from dividend reinvestment plan		120			94
Dividends (common and preferred)		(97,848	)		(45,961	)
Contributions from non-controlling interests		12,562			—
Distributions to non-controlling interests		(4,168	)		(8,864	)

Net cash provided by (used in) financing activities		1,373,725			(69,818	)
Net increase (decrease) in cash and cash equivalents		85,683			51,251
Cash and cash equivalents—beginning of period		444,927			144,508

Cash and cash equivalents—end of period	$	530,610		$	195,759

NorthStar Realty Finance Corp. is a diversified commercial real estate ("CRE") investment and asset management company (the "Company"). The Company is a Maryland corporation and is an internally-managed real estate investment trust ("REIT") formed in October 2003. Substantially all of the Company's assets, directly or indirectly, are held by, and the Company conducts its operations, directly or indirectly, through NorthStar Realty Finance Limited Partnership, a Delaware limited partnership and the operating partnership of the Company (the "Operating Partnership").

All references herein to the Company refer to NorthStar Realty Finance Corp. and its consolidated subsidiaries, including the Operating Partnership, collectively, unless the context otherwise requires.

The accompanying unaudited consolidated financial statements and related notes of the Company have been prepared in accordance with accounting principles generally accepted in the United States ("U.S. GAAP") for interim financial reporting and the instructions to Form 10-Q and Rule 10-01 of Regulation S-X. Accordingly, certain information and note disclosures normally included in the consolidated financial statements prepared under U.S. GAAP have been condensed or omitted. In the opinion of management, all adjustments considered necessary for a fair presentation of the Company's financial position, results of operations and cash flows have been included and are of a normal and recurring nature. The operating results presented for interim periods are not necessarily indicative of the results that may be expected for any other interim period or for the entire year. These consolidated financial statements should be read in conjunction with the Company's consolidated financial statements and notes thereto included in the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2012, which was filed with the Securities and Exchange Commission ("SEC").

The consolidated financial statements include the accounts of the Company, the Operating Partnership and their consolidated subsidiaries. The Company consolidates variable interest entities ("VIE") where the Company is the primary beneficiary and voting interest entities which are generally majority owned or otherwise controlled by the Company. All significant intercompany balances are eliminated in consolidation.

A VIE is an entity that lacks one or more of the characteristics of a voting interest entity. A VIE is defined as an entity in which equity investors do not have the characteristics of a controlling financial interest or do not have sufficient equity at risk for the entity to finance its activities without additional subordinated financial support from other parties. The determination of whether an entity is a VIE includes both a qualitative and quantitative analysis. The Company bases its qualitative analysis on its review of the design of the entity, its organizational structure including decision-making ability and relevant financial agreements and its quantitative analysis on the forecasted cash flows of the entity.

The Company reassesses its initial evaluation of an entity as a VIE upon the occurrence of certain reconsideration events.

A VIE must be consolidated only by its primary beneficiary, which is defined as the party who, along with its affiliates and agents, has both the: (i) power to direct the activities that most significantly impact the VIE's economic performance; and (ii) obligation to absorb the losses of the VIE or the right to receive the benefits from the VIE, which could be significant to the VIE. The Company determines whether it is the primary beneficiary of a VIE by considering qualitative and quantitative factors, including, but not limited to: which activities most significantly impact the VIE's economic performance and which party controls such activities; the amount and characteristics of its investment; the obligation or likelihood for the Company or other interests to provide financial support; consideration of the VIE's purpose and design, including the risks the VIE was designed to create and pass through to its variable interest holders and the similarity with and significance to the business activities of the Company and the other interests. The Company reassesses its determination of whether it is the primary beneficiary of a VIE each reporting period. Significant judgments related to these determinations include estimates about the current and future fair value and performance of investments held by these VIEs and general market conditions.

The Company evaluates its CRE debt and securities, investments in unconsolidated ventures and its securitization financing transactions, such as its collateralized debt obligations ("CDOs"), and its liabilities to subsidiary trusts issuing preferred securities ("junior subordinated notes"), to determine whether they are a VIE. The Company analyzes new investments and financings, as well as reconsideration events for existing investments and financings, which vary depending on type of investment or financing.

A voting interest entity is an entity in which the total equity investment at risk is sufficient to enable it to finance its activities independently and the equity holders have the power to direct the activities of the entity that most significantly impact its economic performance, the obligation to absorb the losses of the entity and the right to receive the residual returns of the entity. The usual condition for a controlling financial interest in a voting interest entity is ownership of a majority voting interest. If the Company has a majority voting interest in a voting interest entity, the entity will generally be consolidated. The Company does not consolidate a voting interest entity if there are substantive participating and/or kick-out rights by other parties.

The Company performs on-going reassessments of whether entities previously evaluated under the majority voting interest framework have become VIEs, based on certain events, and therefore subject to the VIE consolidation framework.

The Company has non-controlling, unconsolidated ownership interests in entities that may be accounted for using the equity method, at fair value or the cost method.

Under the equity method, the investment is adjusted each period for capital contributions and distributions and its share of the entity's net income (loss). Capital contributions, distributions and net

income (loss) of such entities are recorded in accordance with the terms of the governing documents. Allocations of net income (loss) may differ from the stated ownership percentage interest in such entities as a result of preferred returns and allocation formulas, if any, as described in such governing documents.

The Company may account for an investment in an unconsolidated entity at fair value by electing the fair value option. The Company elected the fair value option for its investments in joint ventures that own limited partnership interests in real estate private equity funds ("PE Investments"). PE Investments are recorded as investments in private equity funds, at fair value on the consolidated balance sheets. The Company records the change in fair value for its share of the projected future cash flows of PE Investments from one period to another in equity in earnings (losses) from unconsolidated subsidiaries in the consolidated statements of operations. Any change in fair value attributed to market related assumptions are considered unrealized gain (loss).

The Company may account for investments that do not qualify for equity method accounting or for which the fair value option was not elected using the cost method if the Company determines the investment in the unconsolidated entity is insignificant. Under the cost method, equity in earnings is recorded as dividends are received to the extent they are not considered a return of capital, which is recorded as a reduction of cost of the investment.

A non-controlling interest in a consolidated subsidiary is defined as the portion of the equity (net assets) in a subsidiary not attributable, directly or indirectly, to the Company. Non-controlling interests are required to be presented as a separate component of equity on the consolidated balance sheets and presented separately as net income (loss) and other comprehensive income (loss) ("OCI") attributable to controlling and non-controlling interests. Allocations to non-controlling interests may differ from the stated ownership percentage interest in such entities as a result of preferred returns and allocation formulas, if any, as described in such governing documents.

The preparation of consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that could affect the amounts reported in the consolidated financial statements and accompanying notes. Actual results could materially differ from those estimates and assumptions.

Certain prior period amounts have been reclassified in the consolidated financial statements to conform to current period presentation.

The Company reports consolidated comprehensive income (loss) in separate statements following the consolidated statements of operations. Comprehensive income (loss) is defined as the change in equity resulting from net income (loss) and OCI. The components of OCI principally

include: (i) unrealized gain (loss) on real estate securities available for sale for which the fair value option is not elected; and (ii) the reclassification of unrealized gain (loss) on derivative instruments that are or were deemed to be effective hedges.

The fair value option provides an election that allows a company to irrevocably elect fair value for certain financial assets and liabilities on an instrument-by-instrument basis at initial recognition. The Company will generally not elect the fair value option for its assets and liabilities. However, the Company may elect to apply the fair value option for certain investments. Any change in fair value for assets and liabilities for which the election is made is recognized in earnings.

CRE debt investments are generally intended to be held to maturity and, accordingly, are carried at cost, net of unamortized loan fees, premium, discount and unfunded commitments. CRE debt investments that are deemed to be impaired are carried at amortized cost less a loan loss reserve, if deemed appropriate, which approximates fair value.

Operating real estate is carried at historical cost less accumulated depreciation. Costs directly related to an acquisition deemed to be a business combination are expensed and included in transaction costs in the consolidated statements of operations. The Company follows the purchase method for an acquisition of operating real estate, where the purchase price is allocated to tangible assets such as land, building, tenant and land improvements and other identified intangibles. The Company evaluates whether real estate acquired in connection with a foreclosure, UCC/deed in lieu of foreclosure or a consentual modification of a loan (herein collectively referred to as taking title to collateral) ("REO") constitutes a business and whether business combination accounting is appropriate. Any excess upon taking title to collateral between the carrying value of a loan over the estimated fair value of the property is charged to provision for loan losses.

Operating real estate, including REO, which has met the criteria to be classified as held for sale, is separately presented on the consolidated balance sheets. Such operating real estate is recorded at the lower of its carrying value or its estimated fair value less the cost to sell. Once a property is determined to be held for sale, depreciation is no longer recorded. In addition, the results of operations are reclassified to income (loss) from discontinued operations in the consolidated statements of operations.

The Company classifies its CRE securities investments as available for sale on the acquisition date, which are carried at fair value. The Company has historically elected to apply the fair value option for its CRE securities investments. For those CRE securities for which the fair value option was elected, any unrealized gains (losses) from the change in fair value is recorded in unrealized gains (losses) on investments and other in the consolidated statements of operations.

The Company may decide to not elect the fair value option for certain CRE securities due to the nature of the particular instrument. For those CRE securities for which the fair value option was not elected, any unrealized gains (losses) from the change in fair value is recorded as a component of accumulated OCI in the consolidated statements of equity, to the extent impairment losses are considered temporary.

Interest income is recognized on an accrual basis and any related premium, discount, origination costs and fees are amortized over the life of the investment using the effective interest method. The amortization is reflected as an adjustment to interest income in the consolidated statements of operations. The amortization of a premium or accretion of a discount is discontinued if such loan is reclassified to held for sale.

Loans acquired at a discount with deteriorated credit quality are accreted to expected recovery, which takes into consideration the contractual cash flows of the loan, adjusted for the impact of any prepayments, and expected future cash flows the Company expects to receive. The Company continues to estimate the amount of recovery over the life of such loans. A subsequent change in expected future cash flows is recognized as an adjustment to the accretable yield prospectively over the remaining life of such loan.

Rental and escalation income from operating real estate is derived from leasing of space to various types of tenants and healthcare operators. The leases are for fixed terms of varying length and generally provide for annual rentals and expense reimbursements to be paid in monthly installments. Rental income from leases is recognized on a straight-line basis over the term of the respective leases. The excess of rents recognized over amounts contractually due pursuant to the underlying leases are included in unbilled rent receivable on the consolidated balance sheets. Escalation income represents revenue from tenant/operator leases which provide for the recovery of all or a portion of the operating expenses and real estate taxes paid by the Company on behalf of the respective property. This revenue is accrued in the same period as the expenses are incurred.

Interest income is recognized using the effective interest method with any premium or discount amortized or accreted through earnings based on expected cash flows through the expected maturity date of the security. Changes to expected cash flows may result in a change to the yield which is then applied retrospectively for high-credit quality securities or prospectively for all other securities to recognize interest income.

Commission income represents income earned from selling equity in sponsored companies through NorthStar Realty Securities, LLC ("NorthStar Realty Securities"), the Company's broker-dealer

subsidiary while such companies are raising capital for their primary offering. Commission income is accrued on a trade date basis. The Company is currently raising capital for NorthStar Healthcare Income, Inc. ("NorthStar Healthcare") and expects to begin raising capital for NorthStar Real Estate Income II, Inc. ("NorthStar Income II") in the near term. NorthStar Real Estate Income Trust, Inc. ("NorthStar Income"), the Company's first sponsored company, completed its primary offering on July 1, 2013. These companies are collectively referred to as Sponsored Companies.

Advisory and other fees include fees earned from the management of Sponsored Companies and are recognized in the period during which the related services are performed and the amounts have been contractually earned.

Loans are considered impaired when based on current information and events, it is probable that the Company will not be able to collect principal and interest amounts due according to the contractual terms. The Company assesses the credit quality of the portfolio and adequacy of loan loss reserves on a quarterly basis, or more frequently as necessary. Significant judgment of the Company is required in this analysis. The Company considers the estimated net recoverable value of the loan as well as other factors, including but not limited to the fair value of any collateral, the amount and the status of any senior debt, the quality and financial condition of the borrower and the competitive situation of the area where the underlying collateral is located. Because this determination is based on projections of future economic events, which are inherently subjective, the amount ultimately realized may differ materially from the carrying value as of the balance sheet date. If upon completion of the assessment, the estimated fair value of the underlying collateral is less than the net carrying value of the loan, a loan loss reserve is recorded with a corresponding charge to provision for loan losses. The loan loss reserve for each loan is maintained at a level that is determined to be adequate by management to absorb probable losses.

Income recognition is suspended for a loan at the earlier of the date at which payments become 90-days past due or when, in the opinion of the Company, a full recovery of income and principal becomes doubtful. When the ultimate collectability of the principal of an impaired loan is in doubt, all payments are applied to principal under the cost recovery method. When the ultimate collectability of the principal of an impaired loan is not in doubt, contractual interest is recorded as interest income when received, under the cash basis method until an accrual is resumed when the loan becomes contractually current and performance is demonstrated to be resumed. A loan is written off when it is no longer realizable and/or legally discharged.

The Company's real estate portfolio is reviewed on a quarterly basis, or more frequently as necessary, to assess whether there are any indicators that the value of its operating real estate may be impaired or that its carrying value may not be recoverable. A property's value is considered impaired if

the Company's estimate of the aggregate expected future undiscounted cash flows generated by the property is less than the carrying value. In conducting this review, the Company considers U.S. macroeconomic factors, real estate sector conditions and asset specific and other factors. To the extent an impairment has occurred, the loss is measured as the excess of the carrying value of the property over the estimated fair value and recorded in impairment on operating real estate in the consolidated statements of operations.

Allowances for doubtful accounts for tenant/operator receivables are established based on a periodic review of aged receivables resulting from estimated losses due to the inability of tenants/operators to make required rent and other payments contractually due. Additionally, the Company establishes, on a current basis, an allowance for future tenant/operator credit losses on unbilled rent receivable based on an evaluation of the collectability of such amounts.

The Company reviews its equity investments in unconsolidated ventures for which the Company did not elect the fair value option on a quarterly basis, or more frequently as necessary, to assess whether there are any indicators that the value may be impaired or that its carrying value may not be recoverable. An investment is considered impaired if the projected net recoverable amount over the expected holding period is less than the carrying value. In conducting this review, the Company considers U.S. macroeconomic factors, including real estate sector conditions, together with asset specific and other factors. To the extent an impairment has occurred and is considered to be other than temporary, the loss is measured as the excess of the carrying value of the investment over the estimated fair value and recorded in provision for loss on equity investment in the consolidated statements of operations.

CRE securities for which the fair value option is elected are not evaluated for other-than-temporary impairment ("OTTI") as any change in fair value is recorded in the consolidated statements of operations. Realized losses on such securities are reclassified to realized gain (loss) on investments and other as losses occur.

CRE securities for which the fair value option is not elected, which predominately includes AAA/Aaa rated CMBS, are evaluated for OTTI quarterly. Impairment of a security is considered to be other-than-temporary when: (i) the holder has the intent to sell the impaired security; (ii) it is more likely than not the holder will be required to sell the security; or (iii) the holder does not expect to recover the entire amortized cost of the security. When a CRE security has been deemed to be other-than-temporarily impaired, the security is written down to its fair value. The amount of OTTI is then bifurcated into: (i) the amount related to expected credit losses; and (ii) the amount related to fair value adjustments in excess of expected credit losses. The portion of OTTI related to expected credit losses is recognized in the consolidated statements of operations. The remaining OTTI related to the valuation adjustment is recognized as a component of accumulated OCI in the consolidated statements of equity. The portion of OTTI recognized through earnings is accreted back to the amortized cost basis of the security through interest income, while amounts recognized through OCI are amortized over the life of the security with no impact on earnings.

CRE debt investments modified in a troubled debt restructuring ("TDR") are modifications granting a concession to a borrower experiencing financial difficulties where a lender agrees to terms that are more favorable to the borrower than is otherwise available in the current market. Management judgment is necessary to determine whether a loan modification is considered a TDR. Troubled debt that is fully satisfied via taking title to collateral, repossession or other transfers of assets is generally included in the definition of TDR. Loans acquired as a pool with deteriorated credit quality that have been modified are not considered a TDR.

Refer to the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2012 for a complete discussion of the Company's significant accounting policies.

In December 2011, the Financial Accounting Standards Board ("FASB") issued an accounting update that concluded when a parent ceases to have a controlling financial interest in a subsidiary that is in substance real estate as a result of default on the subsidiary's non-recourse borrowing, the reporting entity must apply sales accounting to the real estate to determine whether it should derecognize the in substance real estate. The reporting entity is precluded from derecognizing the real estate until legal ownership has been transferred to the lender to satisfy the borrowing. The requirements of the accounting update were effective for the Company in the first quarter 2013 and are applied on a prospective basis. The Company adopted the provisions of the update and it did not have a material impact on the consolidated financial statements.

In February 2013, the FASB issued an accounting update to present the reclassification adjustments to OCI by component on the face of the statement of operations or in the notes to the consolidated financial statements. For other amounts that are not required under U.S. GAAP to be reclassified in their entirety into earnings, an entity is required to cross-reference to other disclosures required under U.S. GAAP to provide additional detail about those amounts. The Company adopted the provisions of the update and it did not have a material impact on the consolidated financial statements.

As of June 30, 2013, the Company has identified the following consolidated and unconsolidated VIEs.

The Company has sponsored eight CDOs, which are referred to as the N-Star CDOs. In addition, the Company has acquired equity interests of two CDOs, the CSE RE 2006-A CDO ("CSE CDO") and the CapLease 2005-1 CDO ("CapLease CDO"). The Company collectively refers to subordinate CDO bonds, preferred shares and equity notes as equity interests in a CDO. In the case of the CSE

CDO, the Company was delegated the collateral management and special servicing rights, and for the CapLease CDO, the Company acquired the collateral management rights.

The CRE debt investments that serve as collateral for the CDO financing transactions include first mortgage loans, subordinate mortgage interests, mezzanine loans, credit tenant loans and other loans. The CRE securities that serve as collateral for the CDO financing transactions include commercial mortgage-backed securities ("CMBS"), unsecured REIT debt and CDO notes backed primarily by CRE securities and debt. By financing these assets with long-term borrowings through the issuance of CDO bonds, the Company seeks to generate attractive risk-adjusted equity returns and to match the term of its assets and liabilities. Assets of each of the consolidated VIEs may only be used to settle obligations of the respective VIE. Creditors of each of the consolidated VIEs have no recourse to the general credit of the Company.

In connection with these financing transactions, the Company has various forms of significant ongoing involvement, which may include: (i) holding senior or subordinated interests in the CDOs and (ii) asset management. Each CDO transaction is considered a VIE. The Company has determined it is the primary beneficiary, and as a result, consolidates all of its CDO financing transactions, including the CSE CDO and CapLease CDO.

The Company is not contractually required to provide financial support to any of its consolidated VIEs, however, the Company, in its capacity as collateral manager and/or special servicer, may in its sole discretion provide support such as protective and other advances it deems appropriate. The Company did not provide any other financial support to any of its consolidated VIEs for the six months ended June 30, 2013 and 2012.

Unconsolidated VIEs (the Company is not the primary beneficiary, but has a variable interest)

Based on management's analysis, the Company is not the primary beneficiary of the VIEs summarized below and as such, these VIEs are not consolidated into the Company's financial statements as of June 30, 2013. These unconsolidated VIEs are summarized as follows:

The Company identified seven CRE debt investments with an aggregate carrying value of $122.3 million as variable interests in VIEs. The Company determined that it is not the primary beneficiary of these VIEs, and as such, the VIEs are not consolidated in the Company's financial statements. For all other CRE debt investments, the Company determined that these investments are not VIEs and, as such, the Company continues to account for all CRE debt investments as loans.

The Company identified eight CRE securities with an aggregate fair value of $32.3 million as variable interests in VIEs. In connection with certain CMBS investments, the Company became the controlling class and/or was named directing certificate holder of a securitization it did not sponsor. For one securitization, the Company was appointed as special servicer. The Company determined each securitization was a VIE. However, the Company determined at that time and continues to believe that

it does not currently or potentially hold a significant interest in any of these securitizations and, therefore, is not the primary beneficiary.

In February 2013, one of the Company's Sponsored Companies, NorthStar Income, acquired a "B-piece" in a new $1.2 billion securitization. An affiliate of the Company was appointed as special servicer for the securitization. The Company determined such securitization was a VIE. However, the Company determined at that time and continues to believe that it does not currently or potentially hold a significant interest and, therefore, is not the primary beneficiary.

The Company owns all of the common stock of NorthStar Realty Finance Trusts I through VIII (collectively, the "Trusts"). The Trusts were formed to issue trust preferred securities. The Company determined that the holders of the trust preferred securities were the primary beneficiaries of the Trusts. As a result, the Company did not consolidate the Trusts and has accounted for the investment in the common stock of the Trusts under the equity method.

The following table presents the classification, carrying value and maximum exposure of unconsolidated VIEs as of June 30, 2013 (dollars in thousands):

The Company did not provide financial support to any of its unconsolidated VIEs during the six months ended June 30, 2013 and 2012. As of June 30, 2013, there were no explicit arrangements or implicit variable interests that could require the Company to provide financial support to any of its unconsolidated VIEs.

The following summarizes significant acquisitions of operating real estate for the six months ended June 30, 2013. The Company consolidates each of these properties based on its majority voting interest in the respective property owning entity, as applicable.

In April 2013, the Company, through a joint venture with a private investor, acquired a manufactured housing communities portfolio comprised of 71 communities containing approximately 17,000 pad rental sites located throughout five states (primarily in Florida and Salt Lake City, Utah) ("MH Portfolio 2") for an aggregate purchase price of $865.3 million, including all costs, escrows and reserves. MH Portfolio 2 was financed with eight separate ten-year, non-recourse mortgages in the aggregate amount of $640.0 million at a weighted average fixed interest rate of 4.02% and maturing in 2023 ("MH 2 Senior Mortgage"). The Company structured the acquisition as a joint venture with the same third-party operating partner that is currently managing the Company's initial portfolio of manufactured housing communities ("MH Portfolio 1"). The Company contributed $214.9 million of equity for an approximate 98% interest in MH Portfolio 2. For the three and six months ended June 30, 2013, the Company recorded $21.0 million of revenues and $0.7 million of net income associated with MH Portfolio 2.

The following table presents unaudited consolidated pro forma results of operations based on the Company's historical financial statements and assumes the acquisition of MH Portfolio 2 and related borrowings occurred on January 1, 2012. The unaudited pro forma amounts were prepared for comparative purposes only and are not indicative of what actual consolidated results of operations of the Company would have been, nor are they indicative of the consolidated results of operations in the future, and exclude transaction costs (dollars in thousands, except per share data):

In March 2013, the Company, through a joint venture with a private investor, acquired a multifamily property with 972 units, located in Tennessee ("Multifamily Property 1"), for $49.2 million. Multifamily Property 1 was financed with a non-recourse mortgage of $39.6 million at a fixed interest rate of 3.996% and maturing in 2023 ("MF Property 1 Senior Mortgage"). The Company contributed $12.9 million of equity for a 90% interest in Multifamily Property 1.

In the second quarter 2013, the Company, through a joint venture with a private investor, acquired eight multifamily properties with 2,418 units, located in Georgia, Florida and Tennessee ("Multifamily Properties 2"), for $202.1 million. Multifamily Properties 2 was financed with seven separate non-recourse mortgages in the aggregate amount of $158.4 million at a weighted average fixed interest rate of 4.03% and maturing in 2023 ("MF Properties 2 Senior Mortgage"). The Company contributed $55.3 million of equity for a 95% interest in Multifamily Properties 2.

In June 2013, the Company, through a joint venture with a private investor, acquired two multifamily properties with 626 units, located in Arizona ("Multifamily Properties 3"), for $61.5 million. Multifamily Properties 3 was financed with two separate non-recourse mortgages of $46.5 million at a weighted average fixed interest rate of 4.28% and maturing in 2023 ("MF Properties 3 Senior Mortgage"). The Company contributed $15.0 million of equity for an 85% interest in Multifamily Properties 3.

In June 2013, the Company acquired 11 assisted living facilities located in Minnesota for $51.0 million. The Company contributed $14.6 million of equity and financed the portfolio with a non-recourse mortgage of $38.2 million at an interest rate of LIBOR plus 3.00% and maturing in 2016 with two one-year extension options.

In June 2013, the Company acquired a memory care facility located in Connecticut for $10.5 million. The Company contributed $3.0 million of equity and financed the property with a non-recourse mortgage of $7.9 million at an interest rate of LIBOR plus 2.75% and maturing in 2018.

The following table presents REO acquired by taking title, in connection with certain CRE debt investments, for the six months ended June 30, 2013 (dollars in thousands):

The Company estimated the fair value of the assets and liabilities for all real estate acquired (including taking title to collateral) at the date of acquisition. The following table presents the

preliminary allocation of purchase price of the real estate assets acquired or for which the Company took title to collateral and related liabilities (including financings entered into contemporaneous with the acquisition) for acquisitions in 2012 and 2013 that continue to be subject to refinement upon receipt of all information (dollars in thousands):

	Manufactured Housing(1)		Multifamily		Healthcare		REO(2)

Assets:
Land	$	253,219	$	45,090	$	3,525	$	22,690
Land improvements		759,239		—		—		—
Buildings		27,451		267,770		57,975		120,989
Acquired in-place leases		25,911		—		—		—
Other assets acquired(3)		126,235		22,254		2,193		4,726

Total assets acquired	$	1,192,055	$	335,114	$	63,693	$	148,405

Liabilities:
Mortgage notes payable	$	876,900	$	244,554	$	46,125	$	62,156
Other liabilities assumed(4)		5,311		403		—		865

Total liabilities		882,211		244,957		46,125		63,021
Total NorthStar Realty Finance Corp. stockholders' equity		296,088		83,178		17,568		85,384
Non-controlling interests		13,756		6,979		—		—

Total equity		309,844		90,157		17,568		85,384

Total liabilities and equity	$	1,192,055	$	335,114	$	63,693	$	148,405

For the three months ended June 30, 2013, the Company sold 12 timeshare units for total sales proceeds of $9.6 million, including seller financing of $0.1 million, resulting in a net realized gain of $7.8 million. For the six months ended June 30, 2013, the Company sold 22 timeshare units for total sales proceeds of $16.8 million, including seller financing of $0.6 million, resulting in a net realized gain of $11.7 million.

For the three months ended June 30, 2013, the Company sold 71 manufactured homes for total sales proceeds of $1.2 million, including seller financing of $1.1 million, resulting in a net realized gain

of $0.4 million. For the six months ended June 30, 2013, the Company sold 79 manufactured homes for total sales proceeds of $1.4 million, including seller financing of $1.1 million, resulting in a net realized gain of $0.4 million.

Discontinued operations relates to a healthcare property held for sale as of June 30, 2013 and a multifamily and office property sold in 2012. The following table presents income (loss) from discontinued operations related to such properties for the three and six months ended June 30, 2013 and 2012 (dollars in thousands):

The following table presents CRE debt investments as of June 30, 2013 (dollars in thousands):

(1): Certain CRE debt investments serve as collateral for financing transactions including carrying value of $1,347.0 million for CDO financing transactions, $147.2 million for Securitization 2012-1 and $228.6 million for credit facilities (refer to Note 8). The remainder is unleveraged. The Company has future funding commitments, which are subject to certain conditions that borrowers must meet to qualify for such fundings, totaling $27.4 million. The Company expects that $22.3 million of these commitments will be funded from CDO financing transactions and require no additional capital from the Company. Assuming that all loans that have future fundings meet the terms to qualify for such funding, the Company's cash requirement on future fundings would be $5.1 million.
(2): Includes one subordinate mortgage interest and one mezzanine loan with an aggregate carrying value of $50.9 million on non-accrual status. Certain loans have an accrual of interest at a specified rate that may be in addition to a current rate. Non-accrual excludes $152.2 million carrying value of loans where the Company does not recognize interest income on the accrual rate but does recognize interest income based on the current rate.
(3): Based on principal amount.
(4): $331.7 million principal amount of the CRE debt investments have a weighted average LIBOR floor of 2.46%.
(5): Based on initial maturity and for floating-rate debt, calculated using one-month LIBOR as of June 30, 2013, and for CRE debt with a LIBOR floor, using such floor.

Year to date through August 1, 2013, the Company originated nine loans with an aggregate principal amount of $276.2 million, including one loan that is eliminated in consolidation.

In April 2013, the Company, together with NorthStar Income, originated a $255.0 million loan secured by a leasehold mortgage in the recently renovated, 1,331 room Milford Plaza Hotel ("Milford") located in the epicenter of Times Square, New York City. In addition, the investment includes an

aggregate 35.0% interest in the Milford hotel and retail component of the hotel (refer to Note 6). The Company funded $165.7 million of the investment and NorthStar Income funded the remaining $89.3 million. The loan is comprised of a $104.0 million first mortgage loan and a $61.8 million subordinate mortgage interest, which is financed with $84.5 million from one of the Company's loan facilities.

The loan is held by a general partnership of which both the Company and NorthStar Income are the general partners ("Milford Loan JV"). The Company is the designated partner. The Milford Loan JV is considered a voting interest entity and is not consolidated due to the substantive kick-out rights held by NorthStar Income. The Company and NorthStar Income each control their proportionate interest in the Milford Loan JV and have pledged their proportionate interest to their respective loan facilities. Accordingly, the Company records its respective CRE debt investment on its consolidated balance sheets.

The following table presents CRE debt investments as of December 31, 2012 (dollars in thousands):

The following table presents maturities of CRE debt investments based on principal amount as of June 30, 2013 (dollars in thousands):

As of June 30, 2013, the weighted average maturity including extensions of CRE debt investments is 4.3 years.

Actual maturities may differ from contractual maturities as certain borrowers may have the right to prepay with or without prepayment penalty. The Company may also extend contractual maturities in connection with loan modifications.

The principal amount of CRE debt investments differs from the carrying value due to unamortized origination fees and costs, unamortized premium and discount and loan loss reserves being recorded as part of the carrying value of the investment. As of June 30, 2013, the Company had $312.8 million of unamortized discounts ($248.5 million related to the CSE CDO) and $4.3 million of unamortized origination fees and costs.

In July 2010, in connection with the acquisition of the equity interests in the CSE CDO, the Company consolidated certain CRE debt investments with deteriorated credit quality. As of June 30, 2013, such debt had an aggregate principal amount of $208.5 million and an aggregate carrying value of $42.2 million, of which $46.8 million of the remaining discount will be accreted. The change in the carrying value for the six months ended June 30, 2013 was due to payoffs and the write-off of a loan for which we took title to the collateral.

The following table presents the status of CRE debt investments (dollars in thousands):

	Carrying Value as of June 30, 2013												Carrying Value as of December 31, 2012

	Number		All Other Loans			Number		Non-Performing Loans		Total			Number		All Other Loans			Number		Non-Performing Loans			Total
Class of Debt:
First mortgage loans		69		1,255,711			—	$	—	$	1,255,711			73	$	1,204,626			1	$	12,500		$	1,217,126
Mezzanine loans		15		356,400			—		—		356,400			18		441,100			—		—			441,100
Subordinate mortgage interests		10		199,576			—		—		199,576			7		118,457			—		—			118,457
Credit tenant loans and other notes		45		117,960			—		—		117,960			49		122,535			—		—			122,535
Term loans		4		105,529			—		—		105,529			4		89,712			—		—			89,712

Total real estate debt investments		143		2,035,176			—		—		2,035,176			151		1,976,430			1		12,500			1,988,930
Loan loss reserves		10		(133,202	)		—		—		(133,202	)		12		(151,076	)		1		(5,623	)		(156,699	)

Total real estate debt investments, net			$	1,901,974				$	—	$	1,901,974				$	1,825,354				$	6,877		$	1,832,231

The Company did not have any non-performing loans as of June 30, 2013. The Company's maximum exposure to loss related to the non-performing loans as of December 31, 2012 was $6.9 million.

The following table presents activity in loan loss reserves on CRE debt investments for the three and six months ended June 30, 2013 and 2012 (dollars in thousands):

CRE debt investments are typically loans secured by direct senior priority liens on real estate properties or by interests in entities that directly own real estate properties, which serve as the primary source of cash for the payment of principal and interest. The Company evaluates its debt investments at least quarterly and differentiates the relative credit quality principally based on: (i) whether the borrower is currently paying contractual debt service in accordance with its contractual terms; and

(ii) whether the Company believes the borrower will be able to perform under its contractual terms in the future, as well as the Company's expectations as to the ultimate recovery of principal at maturity.

The Company categorizes a debt investment for which it expects to receive full payment of contractual principal and interest payments as a "loan with no loan loss reserve." The Company categorizes a debt investment as a non-performing loan ("NPL") if it is in maturity default and/or past due at least 90 days on its contractual debt service payments. The Company considers the remaining debt investments to be of weaker credit quality and categorizes such loans as "other loans with a loan loss reserve/non-accrual status." These loans are not considered NPLs because such loans are performing in accordance with contractual terms but the loans have a loan loss reserve and/or are on non-accrual status. Even if a borrower is currently paying contractual debt service or debt service is not due in accordance with its contractual terms, the Company may still determine that the borrower may not be able to perform under its contractual terms in the future and make full payment upon maturity. The Company's definition of an NPL may differ from that of other companies that track NPLs.

The following table presents the carrying value of CRE debt investments, by credit quality indicator, as of each applicable balance sheet date (dollars in thousands):

Credit Quality Indicator:	June 30, 2013		December 31, 2012

Loans with no loan loss reserve:
First mortgage loans	$	1,201,737	$	1,150,636
Mezzanine loans		170,586		186,122
Subordinate mortgage interests		177,476		96,357
Credit tenant loans and other notes		117,960		122,535
Term loans		69,021		53,204

Subtotal		1,736,780		1,608,854
Other loans with a loan loss reserve/non-accrual status:(1)
First mortgage loans		47,784		47,800
Mezzanine loans		95,652		146,942
Term loans		21,758		21,758

Subtotal		165,194		216,500
Non-performing loans:
First mortgage loans		—		6,877

Subtotal		—		6,877

Total	$	1,901,974	$	1,832,231

The following table presents average carrying value of impaired loans by type and the income recorded on such loans subsequent to their being deemed impaired for the three months ended June 30, 2013 and 2012 (dollars in thousands):

The following table presents average carrying value of impaired loans by type and the income recorded on such loans subsequent to their being deemed impaired for the six months ended June 30, 2013 and 2012 (dollars in thousands):

As of June 30, 2013, the Company did not have any loans past due greater than 90 days. As of December 31, 2012, the Company had one first mortgage loan with a principal amount of $12.5 million past due greater than 90 days. These amounts exclude non-accrual loans discussed in the tables above.

The Company did not have any CRE debt investments modified that were considered TDRs during the three months ended June 30, 2013 and 2012. The following table presents CRE debt

investments that were modified and considered a TDR for the six months ended June 30, 2013 and 2012 (dollars in thousands):

For the six months ended June 30, 2013, the Company had one CRE debt investment where the Company took title to the collateral and was considered a TDR. The carrying value of the loan at the time of taking title was $6.9 million. This REO is not included in the table above.

All loans modified in a TDR generally provided interest rate concessions and/or deferral of interest or principal repayments. Any loan modification is intended to maximize the collection of the principal and interest related to such loan.

The following is a description of investments in and advances to unconsolidated ventures, including unconsolidated ventures that own PE Investments which are recorded as investments in private equity funds, at fair value on the consolidated balance sheets. All of the below are accounted for under the equity method except for PE Investments for which the fair value option was elected.

The Company evaluates whether disclosure of summarized financial statement information is required for any individually significant investments in unconsolidated ventures. The Company determined there was one significant unconsolidated joint venture with respect to PE Investment I as of June 30, 2013. However, given the Company records equity in earnings (losses) based on the change in fair value for its share of the projected future cash flows from one period to another, the Company determined there is no relevant summarized financial information to disclose.

PE Investments are considered voting interest entities. They are not consolidated by the Company due to the substantive participating rights of the partners in the joint venture that owns the interests in the real estate private equity funds. The Company elected the fair value option for PE Investments. As

a result, the Company records equity in earnings (losses) based on the change in fair value for its share of the projected future cash flows from one period to another.

In February 2013, the Company completed the initial closing ("Initial Closing") of its investment in joint ventures ("PE Investment I") which owns a portfolio of limited partnership interests in real estate private equity funds managed by institutional-quality sponsors. Pursuant to the terms of the agreement, at the Initial Closing, the full purchase price was funded, excluding future capital commitments. Accordingly, the Company funded $282.1 million and NorthStar Income (together with the Company, the "NorthStar Entities") funded $118.0 million. The NorthStar Entities have an aggregate ownership interest in PE Investment I of 51%, of which the Company owns 70.5%. The Company assigned its rights to the remaining 29.5% to a subsidiary of NorthStar Income. Teachers Insurance and Annuity Association of America (the "Class B Partner") contributed its interests in 47 funds subject to the transaction in exchange for all of the Class B partnership interests in PE Investment I.

PE Investment I provides for all cash distributions on a priority basis to the NorthStar Entities as follows: (i) first, 85% to the NorthStar Entities and 15% to the Class B Partner until the NorthStar Entities receives a 1.5x multiple on all of their invested capital, including amounts funded in connection with future capital commitments; (ii) second, 15% to the NorthStar Entities and 85% to the Class B Partner until the Class B Partner receives a return of its then remaining June 30, 2012 capital; and (iii) third, 51% to the NorthStar Entities and 49% to the Class B Partner. All amounts paid to and received by the NorthStar Entities will be based on each partner's proportionate interest.

Since the Company was contractually entitled to its proportional share of all distributions derived from the fund interests since June 30, 2012 regardless of the date fund interests were transferred to PE Investment I, at the Initial Closing the Company recorded its proportional share of all distributions received since June 30, 2012. As of June 30, 2013, the carrying value of the investment in PE Investment I was $265.5 million. For the three and six months ended June 30, 2013, the Company recognized $14.4 million and $22.0 million, respectively, of equity in earnings. For the six months ended June 30, 2013, the Company received $56.5 million of net distributions and made $17.9 million of contributions related to PE Investment I. As of June 30, 2013, the Company's estimated future capital commitments to the fund interests in PE Investment I would be approximately $26.0 million.

The Company guaranteed all of its funding obligations that may be due and owed under PE Investment I agreements directly to PE Investment I entities. The Company and NorthStar Income each agreed to indemnify the other proportionately for any losses that may arise in connection with the funding and other obligations as set forth in the governing documents in the case of a joint default by the Company and NorthStar Income. The Company and NorthStar Income further agreed to indemnify each other for all of the losses that may arise as a result of a default that was solely caused by the Company or NorthStar Income, as the case may be.

In December 2012, the Company deposited an aggregate of $40.0 million in connection with this transaction, which included $11.8 million on behalf of NorthStar Income, in the proportion of the respective capital contributions. This amount was settled by NorthStar Income in the first quarter 2013.

In June 2013, the Company, NorthStar Income and funds managed by Goldman Sachs Asset Management ("Vintage Funds") (each a "Partner") formed joint ventures ("PE Investment II") and entered into an agreement with Common Pension Fund E, a common trust fund created under New Jersey law (the "Seller"), to acquire a portfolio of limited partnership interests in up to 25 real estate private equity funds managed by institutional-quality sponsors with an aggregate reported net asset value ("NAV") of approximately $925.4 million as of September 30, 2012. The Company, NorthStar Income and the Vintage Funds each have an ownership interest in PE Investment II of 70%, 15% and 15%, respectively. All amounts paid and received will be based on each Partner's proportionate interest.

PE Investment II will pay $509.9 million to the Seller for all of the fund interests, or 55% of the September 30, 2012 NAV (the "Initial Amount"), and will pay the remaining $415.5 million, or 45% of the September 30, 2012 NAV (the "Deferred Amount"), by the fourth year after the first day of the fiscal quarter following the closing date of each fund interest. The Company's share of the Initial Amount and the Deferred Amount represents $356.9 million and $290.9 million, respectively. The Company funded all of its proportionate share of the Initial Amount at the initial closing on July 3, 2013. Refer to Note 18 "Subsequent Events" for further disclosure. The Deferred Amount is a liability of PE Investment II. Each Partner, directly or indirectly, guaranteed its proportionate interest of the Deferred Amount.

PE Investment II is entitled to receive all cash distributions from September 30, 2012 through the closing of each fund interest and is obligated to fund all capital contributions from September 30, 2012. At each closing, there will be a "true up" for any distributions received and any contributions made by the Seller from the contributed funds since September 30, 2012. As of June 30, 2013, the Company's estimated future capital commitments to the fund interests in PE Investment II would be approximately $41.0 million.

Beginning on the first day of the fiscal quarter following the closing date of each fund interest and for a period of three years thereafter, distributions will be made to PE Investment II on a priority basis as follows: 85% to PE Investment II and 15% to the Seller, provided that at the end of each such fiscal year, PE Investment II will pay amounts, if any, necessary to reduce the Deferred Amount by 15% of the then outstanding Deferred Amount (the "Amortization Amount") to the extent distributions to the Seller during each such year were less than the Amortization Amount for such year.

In the fourth year following the applicable closing date, distributions will be split equally between PE Investment II and the Seller. At the conclusion of that four-year period, PE Investment II will be required to pay to the Seller the Deferred Amount less: (i) any distributions received by the Seller during such four-year period; and (ii) any Amortization Amounts received by the Seller during such four-year period. PE Investment II will receive 100% of all distributions following the payment of the Deferred Amount.

The Company guaranteed all of its funding obligations that may be due and owed under PE Investment II agreements directly to PE Investment II entities. The Company and NorthStar Income each agreed to indemnify the other proportionately for any losses that may arise in connection with the funding and other obligations as set forth in the governing documents in the case of a joint default by

the Company and NorthStar Income. The Company and NorthStar Income further agreed to indemnify each other for all of the losses that may arise as a result of a default that was solely caused by the Company or NorthStar Income, as the case may be.

PE Investment II deposited an aggregate of $50.0 million in connection with the transaction. The deposit is generally non-refundable unless the transaction contemplated by the agreement is not consummated as a result of a material breach by the Seller. The Company anticipates closing the fund interests by the end of 2013, subject to customary closing conditions, including third-party consents. As of June 30, 2013, the carrying value of the investment in PE Investment II was $35.0 million.

The Company owns a 22% interest in Meadowlands Two, LLC, which holds 100% of Meadowlands One, LLC, which is secured by a retail/entertainment complex located in New Jersey (the "NJ Property"). During the third quarter 2010, the lender group took effective ownership of the NJ Property. As of June 30, 2013 and December 31, 2012, the carrying value of the investment in the NJ Property was $64.1 million and $64.8 million, respectively. For the three months ended June 30, 2013 and 2012, the Company recognized equity in losses of $0.4 million for both periods. For the six months ended June 30, 2013 and 2012, the Company recognized equity in losses of $0.7 million and $0.8 million, respectively.

In October 2007, the Company entered into a joint venture with Whitehall Street Global Real Estate Limited Partnership 2007 ("Whitehall") to form LandCap Partners and LandCap LoanCo. (collectively referred to as "LandCap"). LandCap was established to opportunistically invest in single-family residential land through land loans, lot option agreements and select land purchases. The joint venture is managed by a third-party management group which has extensive experience in the single family housing sector. The Company and Whitehall agreed to provide no additional new investment capital in the LandCap joint venture. As of June 30, 2013 and December 31, 2012, the carrying value of the 49% interest in LandCap was $13.7 million and $13.5 million, respectively. As of June 30, 2013 and December 31, 2012, LandCap had investments totaling $27.9 million and $30.9 million, respectively. For the three months ended June 30, 2013 and 2012, the Company recognized equity in earnings of $0.3 million and equity in losses of $0.6 million, respectively. For the six months ended June 30, 2013 and 2012, the Company recognized equity in earnings of $0.2 million and equity in losses of $0.7 million, respectively.

The Company owns a 50% interest in CS Federal Drive, LLC ("CS/Federal"), which owns three adjacent class A office/flex buildings in Colorado. The properties were acquired for $54.3 million and the joint venture financed the transaction with two separate non-recourse mortgages totaling $38.0 million and the remainder in cash. The mortgages mature on February 11, 2016 and bear a fixed interest rate of 5.51% and 5.46%, respectively. As of June 30, 2013 and December 31, 2012, the carrying value of the investment in CS/Federal was $5.4 million for each period. For the three months ended June 30, 2013 and 2012, the Company recognized equity in earnings of $0.1 million and

$0.2 million, respectively. For the six months ended June 30, 2013 and 2012, the Company recognized equity in earnings of $0.2 million and $0.4 million, respectively.

The Company sponsors NorthStar Income, a CRE debt-oriented non-traded REIT. As of June 30, 2013 and December 31, 2012, the carrying value of the investment in NorthStar Income was $6.0 million and $6.1 million, respectively, representing an interest of 0.6% and 1.1%, respectively. For the three months ended June 30, 2013 and 2012, the Company recognized $0.1 million of equity in earnings for each period. For the six months ended June 30, 2013 and 2012, the Company recognized $0.1 million and $0.2 million of equity in earnings, respectively.

In May 2012, the Company acquired a 9.8% interest in a joint venture that owns a pari passu participation in a first mortgage loan secured by a portfolio of luxury residences located in resort destinations. The Company owns an additional interest in the same loan through the CSE CDO with a carrying value of $11.5 million as of June 30, 2013. As of June 30, 2013 and December 31, 2012, the carrying value of the Company's investment was $5.7 million for each period. For the three months ended June 30, 2013 and 2012, the Company recognized $0.4 million and $0.3 million of equity in earnings. For the six months ended June 30, 2013 and 2012, the Company recognized $0.7 million and $0.3 million of equity in earnings, respectively.

In August 2012, the Company acquired a 33.3% interest in a joint venture that owns a pari passu participation in a first mortgage loan secured by an office building in New York. As of June 30, 2013 and December 31, 2012, the carrying value of the investment was $11.9 million and $11.4 million, respectively. For the three and six months ended June 30, 2013, the Company recognized $0.6 million and $1.2 million of equity in earnings, respectively.

In April 2013, in connection with the Milford loan, the Company, together with NorthStar Income, has an aggregate 35.0% interest in the Milford hotel and retail component of the hotel. As of June 30, 2013, the carrying value of the investment was $0.8 million. For the three and six months ended June 30, 2013, the Company recognized $0.3 million of equity in losses.

In June 2013, in connection with the restructuring of an existing mezzanine loan, the Company acquired a 9.99% equity interest for $8.5 million in a joint venture that owns two office buildings in Chicago. As of June 30, 2013, the carrying value of the investment was $8.6 million. For the three and six months ended June 30, 2013, the Company recognized $0.1 million of equity in earnings.

The following table presents CRE securities as of June 30, 2013 (dollars in thousands):

The CMBS portfolio as of June 30, 2013 is comprised of 412 investments that are predominantly conduit CMBS, meaning each asset is a pool backed by a large number of commercial real estate loans. As a result, the portfolio is typically well-diversified by collateral type and geography. As of June 30, 2013, contractual maturities of the CRE securities investments ranged from six months to 39 years, with a weighted average expected maturity of 3.6 years.

The following table presents CRE securities as of December 31, 2012 (dollars in thousands):

For the three months ended June 30, 2013, proceeds from the sale of CRE securities was $150.3 million, resulting in a net realized gain of $24.0 million. For the three months ended June 30, 2012, proceeds from the sale of CRE securities was $99.7 million, resulting in a net realized gain of $9.9 million. For the six months ended June 30, 2013, proceeds from the sale of CRE securities was $170.4 million, resulting in a net realized gain of $28.4 million. For the six months ended June 30, 2012, proceeds from the sale of CRE securities was $200.3 million, resulting in a net realized gain of $15.9 million. The three and six months ended June 30, 2013, include amounts related to the redemption of N-Star CDO II (refer to Note 8).

CRE securities investments includes 17 securities for which the fair value option was not elected. As of June 30, 2013, the aggregate carrying value of these securities was $66.5 million, representing $3.5 million of accumulated net unrealized gains included in OCI. The Company held five securities with an aggregate carrying value of $16.8 million with an unrealized loss of $0.6 million as of June 30, 2013 and all were in an unrealized loss position for a period of less than 12 months. Based on management's quarterly evaluation, no OTTI was identified related to these securities. The Company does not intend to sell these securities and it is more likely than not that the Company will not be required to sell these securities prior to recovery of its amortized cost basis, which may be at maturity.

The following table presents borrowings as of June 30, 2013 and December 31, 2012 (dollars in thousands):

				June 30, 2013				December 31, 2012

	Recourse vs. Non-Recourse	Final Maturity	Contractual Interest Rate(1)	Principal Amount		Carrying Value(2)		Principal Amount		Carrying Value(2)
*CDO bonds payable:*
N-Star I	Non-recourse	Aug-38	LIBOR + 3.68%(3)	$	61,750	$	57,269	$	106,648	$	100,429
N-Star II	—	—	—		—		—		82,694		69,089
N-Star III	Non-recourse	Jun-40	LIBOR + 1.09%(3)		110,742		60,147		148,232		60,806
N-Star IV	Non-recourse	Jul-40	LIBOR + 0.62%(3)		168,849		139,646		181,353		149,112
N-Star V	Non-recourse	Sep-45	LIBOR + 0.83%(3)		212,772		85,275		263,738		107,823
N-Star VI	Non-recourse	Jun-41	LIBOR + 0.51%(3)		256,478		200,040		284,623		221,306
N-Star VII	Non-recourse	Jun-51	LIBOR + 0.40%(3)		221,507		86,778		240,586		93,689
N-Star VIII	Non-recourse	Feb-41	LIBOR + 0.39%(3)		540,780		433,067		562,367		413,281
N-Star IX	Non-recourse	Aug-52	LIBOR + 0.40%(3)		665,169		239,191		674,723		244,248
CSE CDO	Non-recourse	Jan-37	LIBOR + 0.42%(3)		550,363		418,439		694,863		539,687
CapLease CDO	Non-recourse	Jan-40	4.94%(4)		127,004		109,350		131,926		112,971

Subtotal CDO bonds payable—VIE					2,915,414		1,829,202		3,371,753		2,112,441

**Mortgage notes payable:(5)**
*Manufactured housing communities*
MH 1 Senior Mortgage(6)	Non-recourse	Jan-23	4.387%		236,900		236,900		236,900		236,900
MH 2 Senior Mortgage(7)	Non-recourse	May-23	4.016%		639,999		639,999		—		—

Subtotal Manufactured housing communities					876,899		876,899		236,900		236,900

*Healthcare*
Hillsboro, OR	Non-recourse	Jan-14	5.94%		31,407		31,407		31,650		31,650
Wakefield Portfolio	Non-recourse	Mar-15	LIBOR + 5.95%(8)		56,235		56,235		56,717		56,717
Ohio Portfolio	Non-recourse	Mar-16	6.00%		20,617		20,617		20,747		20,747
Lancaster, OH	Non-recourse	Mar-16	LIBOR + 5.00%(9)		4,425		4,425		4,453		4,453
Wilkinson Portfolio	Non-recourse	Jan-17	6.99%		154,030		154,030		155,332		155,332
Tuscola/Harrisburg, IL	Non-recourse	Jan-17	7.09%		7,606		7,606		7,667		7,667
East Arlington, TX	Non-recourse	May-17	5.89%		3,234		3,234		3,259		3,259
Minnesota Portfolio	Non-recourse	May-18(10)	LIBOR + 3.00%		38,249		38,249		—		—
Clinton, CT	Non-recourse	Jun-18	LIBOR + 2.75%		7,875		7,875		—		—

Subtotal Healthcare					323,678		323,678		279,825		279,825

*Net lease*
South Portland, ME	Non-recourse	Jun-14	7.34%		3,937		3,937		4,051		4,051
Fort Wayne, IN	Non-recourse	Jan-15	6.41%		3,072		3,072		3,123		3,123
Reading, PA	Non-recourse	Jan-15	5.58%		12,921		12,921		13,073		13,073
Reading, PA	Non-recourse	Jan-15	6.00%		5,000		5,000		5,000		5,000
EDS Portfolio	Non-recourse	Oct-15	5.37%		44,132		44,132		44,575		44,575
Keene, NH	Non-recourse	Feb-16	5.85%		6,300		6,300		6,353		6,353
Green Pond, NJ	Non-recourse	Apr-16	5.68%		16,235		16,235		16,374		16,374
Aurora, CO	Non-recourse	Jul-16	6.22%		31,474		31,474		31,713		31,713
DSG Portfolio	Non-recourse	Oct-16	6.17%		32,014		32,014		32,296		32,296
Indianapolis, IN	Non-recourse	Feb-17	6.06%		26,812		26,812		27,022		27,022
Milpitas, CA	Non-recourse	Mar-17	5.95%		20,338		20,338		20,616		20,616
Fort Mill, SC	Non-recourse	Apr-17	5.63%		27,700		27,700		27,700		27,700
Fort Mill, SC(11)	Non-recourse	Apr-17	6.21%		1,646		1,646		1,827		1,827
Salt Lake City, UT	Non-recourse	Sep-17	5.16%		13,932		13,932		14,133		14,133
Columbus, OH	Non-recourse	Dec-17	6.48%		22,471		22,471		22,643		22,643

Subtotal net lease					267,984		267,984		270,499		270,499

*Multifamily*
MF Property 1 Senior Mortgage	Non-recourse	Apr-23	3.996%		39,600		39,600		—		—
MF Properties 2 Senior Mortgage(12)	Non-recourse	May-23/July-23	4.03%		158,417		158,417		—		—

				June 30, 2013				December 31, 2012

	Recourse vs. Non-Recourse	Final Maturity	Contractual Interest Rate(1)	Principal Amount		Carrying Value(2)		Principal Amount		Carrying Value(2)
MF Properties 3 Senior Mortgage(13)	Non-recourse	Jul-23	4.28%		46,538		46,538		—		—

Subtotal Multifamily					244,555		244,555		—		—

Subtotal Non-VIE financing					1,713,116		1,713,116		787,224		787,224

*REO*
Phoenix, AZ	Non-recourse	May-17	4.50%		211,849		211,849		211,921		211,921
Austin, TX(14)	Non-recourse	Jan-19	4.44%		16,416		16,416		16,525		16,525
Ventura, CA(14)	Non-recourse	Mar-23	3.75%		62,157		62,157		—		—

Subtotal REO—VIE					290,422		290,422		228,446		228,446

Subtotal Mortgage notes payable					2,003,538		2,003,538		1,015,670		1,015,670

*Securitization bonds payable:*
Securitization 2012-1	Non-recourse	Aug-29	LIBOR+1.62%(3)		97,949		97,906		98,131		98,005

Subtotal Securitization financing transaction					97,949		97,906		98,131		98,005

*Secured term loan:*
Term Asset-Backed Securities Loan Facility	Non-recourse	Oct-14	3.64%		14,595		14,595		14,664		14,664

Subtotal Secured term loan—VIE					14,595		14,595		14,664		14,664

*Credit facilities:*
CMBS Facility	Recourse	Oct-14(15)	1.65%(16)		16,709		16,709		31,238		31,238
Loan Facility 1	Partial Recourse(17)	Nov-15(18)	2.69%(19)		23,060		23,060		15,000		15,000
Loan Facility 2	Non-recourse	Jul-18(20)	5.19%(21)		14,850		14,850		14,850		14,850
Loan Facility 3	Partial Recourse(22)	Mar-18(23)	5.19%(24)		84,500		84,500		—		—

Subtotal Credit facilities					139,119		139,119		61,088		61,088

*Exchangeable senior notes:*(25)
11.50% Notes(26)	—	—	—		—		—		35,710		35,611
7.25% Notes	Recourse	Jun-27(27)	7.25%		12,955		12,955		12,955		12,955
7.50% Notes	Recourse	Mar-31(28)	7.50%		172,500		163,940		172,500		162,596
8.875% Notes	Recourse	Jun-32(29)	8.875%		81,000		79,017		82,000		79,869
5.375% Notes	Recourse	Jun-33(30)	5.375%		300,000		259,054		—		—

Subtotal Exchangeable senior notes					566,455		514,966		303,165		291,031

*Junior subordinated notes:*(31)
Trust I	Recourse	Mar-35	8.15%		41,240		34,642		41,240		31,549
Trust II	Recourse	Jun-35	7.74%		25,780		21,655		25,780		19,722
Trust III	Recourse	Jan-36	7.81%		41,238		34,640		41,238		31,547
Trust IV	Recourse	Jun-36	7.95%		50,100		42,084		50,100		38,326
Trust V	Recourse	Sep-36	LIBOR + 2.70%		30,100		21,522		30,100		18,662
Trust VI	Recourse	Dec-36	LIBOR + 2.90%		25,100		18,448		25,100		16,064
Trust VII	Recourse	Apr-37	LIBOR + 2.50%		31,459		22,178		31,459		19,190
Trust VIII	Recourse	Jul-37	LIBOR + 2.70%		35,100		25,448		35,100		22,113

Subtotal Junior subordinated notes					280,117		220,617		280,117		197,173

Grand Total				$	6,017,187	$	4,819,943	$	5,144,588	$	3,790,072

(3): Represents a weighted average spread. N-Star CDOs I and VI and CSE CDO are based on three-month LIBOR whereas all others are based on one-month LIBOR.
(4): Represents a weighted average coupon.
(5): Mortgage notes payable are subject to customary non-recourse carveouts.
(6): Represents two separate senior mortgage notes both maturing in January 2023 with a weighted average interest rate of 4.387%.
(7): Represents eight separate senior mortgage notes all maturing in May 2023 with a weighted average interest rate of 4.016%.
(8): Contractual interest rate is based on three-month LIBOR with a 1.0% LIBOR floor.
(9): Contractual interest rate is based on one-month LIBOR with a 1.0% LIBOR floor.
(10): The initial maturity date is May 31, 2016, subject to two one-year extensions at the option of the Company, which may be exercised upon the satisfaction of certain customary conditions set forth in the governing documents.
(11): Represents a mezzanine loan on the net lease property.
(12): Represents seven separate senior mortgage notes, five maturing in May 2023 and two maturing in July 2023 with a weighted average interest rate of 4.03%.
(13): Represents two separate senior mortgage notes both maturing in July 2023 with a weighted average interest rate of 4.28%.
(14): In connection with this borrowing, the borrower is a special purpose entity separate from the Company and its affiliates, and as a result, the borrower's assets and credit are not available to satisfy the liabilities and the obligations of the Company or any of its other affiliates.
(15): The initial maturity date is October 28, 2013, subject to a one-year extension at the option of the Company, which may be exercised upon the satisfaction of certain customary conditions set forth in the governing documents.
(16): Contractual interest rate equals a per annum pricing rate of 1.65%, subject to adjustment. The Company paid an upfront fee of 0.5% based on the total commitment and does not incur any non-utilization fees.
(17): Recourse solely with respect to 25% of "core" assets and 100% of "flex" assets, which may only represent 25% of the total credit facility, as such terms are defined in the governing documents.
(18): The initial maturity date is November 22, 2013, subject to two one-year extensions at the option of the Company, which may be exercised upon the satisfaction of certain customary conditions set forth in the governing documents.
(19): Represents the weighted average contractual interest rate as of June 30, 2013, which varies based on collateral type and ranges from one-month LIBOR plus 2.25% to 3.00%.
(20): The initial maturity date is July 30, 2015, with three, one-year extensions at the Company's option, which may be exercised upon the satisfaction of certain customary conditions set forth in the governing documents.
(21): Represents the weighted average contractual interest rate as of June 30, 2013, which varies based on the asset type and characteristics and ranges from one-month LIBOR plus 3.95% to 5.95%.
(22): Recourse solely with respect to certain types of loans as defined in the governing documents.
(23): The initial maturity is March 11, 2014, with four one-year extensions.
(24): Contractual interest rate varies based on collateral type and ranges from one-month LIBOR plus 2.50% to 5.00%.
(25): Principal amount differs from carrying value on the consolidated balance sheets due to the unamortized discount associated with the equity component of the notes.
(26): Paid off at par at maturity in June 2013.
(27): The holders have repurchase rights which may require the Company to repurchase the notes on June 15, 2014.
(28): The holders have repurchase rights which may require the Company to repurchase the notes on March 15, 2016.
(29): The holders have repurchase rights which may require the Company to repurchase the notes on June 15, 2019.
(30): The holders have repurchase rights which may require the Company to repurchase the notes on June 15, 2023 and June 15, 2028.
(31): Junior subordinate notes Trusts I, II, III and IV have a fixed interest rate for the first ten years after which the interest rate will float and reset quarterly at rates ranging from three-month LIBOR plus 2.50% to 2.90%.

The following table presents scheduled principal on borrowings, based on final maturity as of June 30, 2013 (dollars in thousands):

In November 2012, the Company entered into a $351.4 million securitization financing transaction ("Securitization 2012-1") collateralized by CRE debt investments originated by the Company and on behalf of NorthStar Income. The Company contributed five CRE debt investments with a $152.2 million aggregate principal amount and retained an equity interest of $54.1 million. A total of $227.5 million of permanent, non-recourse, non-mark-to-market bonds were issued, of which $98.1 million financed the CRE debt investments contributed by the Company, representing an advance rate of 65% and a weighted average coupon of LIBOR plus 1.63%. The Company used the proceeds to repay $95.1 million of borrowings on its loan facilities.

The retained equity interests of the Company and NorthStar Income are held by a general partnership and both the Company and NorthStar Income are the general partners ("Financing JV"). Both Securitization 2012-1 and the Financing JV are considered voting interest entities. The Company was appointed special servicer of Securitization 2012-1 and is the designated member of the Financing JV. The entities are not consolidated due to the substantive kick-out rights held by NorthStar Income. The transferred debt investments failed sale treatment under U.S. GAAP as the Company maintains effective control of its contributed assets. The Company records its respective CRE debt investments and securitization bonds payable on its consolidated balance sheets.

In May 2013, the Company completed the redemption of the outstanding bonds of N-Star CDO II. The Company owned $70.9 million principal amount of bonds in N-Star CDO II that it repurchased in the open market at an aggregate purchase price of $36.0 million. The Company received $70.0 million in connection with the redemption of the repurchased N-Star CDO II bonds. The Company deconsolidated N-Star CDO II in the second quarter 2013 and recorded a realized gain of $7.0 million.

In June 2013, the Operating Partnership issued $300.0 million of 5.375% exchangeable senior notes ("5.375% Notes") which were offered in reliance on Section 4(a)(2) and Rule 144A of the Securities Act of 1933, as amended, for net proceeds of $290.5 million. The 5.375% Notes are senior unsecured obligations of the Operating Partnership. The 5.375% Notes have an initial exchange rate representing an exchange price of approximately $9.74 per share of the Company's common stock, subject to adjustment under certain circumstances.

All of the Company's outstanding exchangeable senior notes contain unconditional guarantees by the Company, the Operating Partnership and/or NRFC Sub-REIT Corp., a wholly-owned subsidiary of the Operating Partnership ("Sub-REIT") on an unsecured and unsubordinated basis.

In November 2011, a subsidiary of the Company entered into a master repurchase and securities contract ("Loan Facility 1") of $100.0 million to finance the origination of CRE first mortgage loans. In connection with Loan Facility 1, the Company, together with the Operating Partnership, entered into a guaranty agreement, under which the Company and the Operating Partnership guarantee certain of the obligations under Loan Facility 1. Additionally, in connection with Loan Facility 1, Sub-REIT provided a pledge and security agreement over its interests in the borrowing subsidiary of the Company. Loan Facility 1 and related agreements contain representations, warranties, covenants, conditions precedent to funding, events of default and indemnities that are customary for agreements of these types. The Company has agreed to guarantee certain customary obligations under Loan Facility 1 if the Company or an affiliate of the Company engage in certain customary bad acts.

Loan Facility 1 and the CMBS Facility (as defined below) contain liquidity covenants that require maintenance of an aggregate of $45.0 million of unrestricted cash to provide credit support for the borrowings. In addition, Loan Facility 1 and the CMBS Facility require the maintenance of a loan-to-collateral value ratio that may require the Company to provide additional collateral or make cash payments. As of June 30, 2013, the Company was not required to post additional collateral or make cash payments to maintain such ratios.

In July 2012, a subsidiary of the Company entered into a credit and security agreement ("Loan Facility 2") of $40.0 million on a non-recourse basis, subject to certain exceptions, to finance first mortgage loans and senior loan participations secured by commercial real estate. In connection with Loan Facility 2, the Operating Partnership agreed to guarantee interest payments and the customary obligations under Loan Facility 2 if either the Company or its affiliates engage in certain customary bad acts. In addition, the Operating Partnership pledged its interests in the Company's borrowing subsidiary as collateral. Loan Facility 2 and related agreements contain representations, warranties, covenants, conditions precedent to funding, events of default and indemnities that are customary for agreements of these types. More specifically, the Operating Partnership must maintain at least $3.75 million and as much as $7.5 million in unrestricted cash, or other eligible investments, at all times during the term of Loan Facility 2.

In March 2013, a subsidiary of the Company entered into a master repurchase agreement ("Loan Facility 3") of $200.0 million to finance first mortgage loans and senior interests secured by commercial real estate. In connection with Loan Facility 3, the Company and the Operating Partnership entered into a guaranty agreement under which the Company and the Operating Partnership guaranty certain of the obligations under Loan Facility 3. Loan Facility 3 and related agreements contain representations, warranties, covenants, conditions precedent to funding, events of default and indemnities that are customary for agreements of these types. More specifically, the Company must maintain at least $20.0 million in unrestricted cash or cash equivalents at all times during the term of Loan Facility 3. In addition, the Company has agreed to guarantee certain customary obligations under Loan Facility 3 if the Company or an affiliate of the Company engage in certain customary bad acts.

The Company currently has $230.5 million principal amount of loans financed with $122.4 million on the loan facilities. The Company currently has $217.6 million of available borrowing under its loan facilities.

In October 2011, a subsidiary of the Company entered into a master repurchase and securities contract ("CMBS Facility") of $100.0 million to finance the acquisition of AAA/Aaa rated CMBS investments. In connection with the CMBS Facility, the Company, together with the Operating Partnership and the Sub-REIT (collectively, the "CMBS Guarantors"), provided a guaranty agreement under which the CMBS Guarantors guarantee the obligations under the CMBS Facility. The CMBS Facility and its related agreement contains representations, warranties, covenants, conditions precedent to funding, events of default and indemnities that are customary for agreements of this type.

As of June 30, 2013, the Company has $18.8 million principal amount of CMBS financed with $16.7 million on the CMBS Facility.

During the initial term, all of the credit facilities act as revolving credit facilities that can be paid down as assets payoff and re-drawn upon for new investments. As of June 30, 2013, the Company was in compliance with all of its financial covenants.

Commission income represents income earned by the Company for selling equity in Sponsored Companies through NorthStar Realty Securities. Pursuant to dealer manager agreements between NorthStar Realty Securities and the Sponsored Companies, the Company receives selling commissions of up to 7% of gross offering proceeds raised. The Company reallows all selling commissions earned to participating broker-dealers. In addition, the Company also receives a dealer manager fee of up to 3% of gross offering proceeds raised, a portion of which may be reallowed to participating broker-dealers. Commission expense represents fees to participating broker-dealers with whom the Company has distribution agreements and commissions to NorthStar Realty Securities. For the six months ended

June 30, 2013 and 2012, commission expense was $44.9 million and $14.5 million, respectively, of which $6.1 million and $2.1 million, respectively, related to NorthStar Realty Securities.

The Company has agreements with each of its Sponsored Companies to manage their day-to-day affairs, including identifying, originating and acquiring investments on their behalf and earning fees for its services. For the three months ended June 30, 2013 and 2012, the Company earned $5.8 million and $2.7 million of fees related to these agreements, respectively. For the six months ended June 30, 2013 and 2012, the Company earned $10.3 million and $3.3 million of fees on these agreements, respectively. In general, the Company may determine to defer fees or seek reimbursement, subject to compliance with applicable policies. From inception through June 30, 2013, the Company deferred $0.5 million of acquisition fees and $0.3 million of disposition fees related to NorthStar Income.

Additionally, the Company incurs direct and indirect costs on behalf of its Sponsored Companies which are expected to be reimbursed subsequently to the Company. As of June 30, 2013 and December 31, 2012, the Company had aggregate unreimbursed costs of $13.1 million and $11.6 million, respectively, from its Sponsored Companies. These amounts are recorded as receivables, related parties on the consolidated balance sheets. For the six months ended June 30, 2013, the Company received $5.8 million of reimbursements from its Sponsored Companies.

The Company has agreements with each of its N-Star CDOs and the CSE and CapLease CDOs to perform certain collateral management services. The fee income related to all of the CDO financing transactions is eliminated as a result of the consolidation of the respective CDO financing transaction. For the three months ended June 30, 2013 and 2012, the Company earned $5.0 million and $3.6 million in fee income, respectively, that was eliminated in consolidation. For the six months ended June 30, 2013 and 2012, the Company earned $9.4 million and $7.5 million in fee income, respectively, that was eliminated in consolidation.

The Company committed to purchase up to $10.0 million in shares of NorthStar Income's common stock during the period through July 19, 2013, in the event that NorthStar Income's distributions to its stockholders exceeds its modified funds from operations ("MFFO") (as defined in accordance with the current practice guidelines issued by the Investment Program Association). In connection with this commitment, the Company purchased an aggregate of 507,980 shares of NorthStar Income's common stock for $4.6 million from inception of NorthStar Income through the termination of the agreement.

The Company also committed to purchase up to $10.0 million in shares of NorthStar Healthcare's common stock during the two-year period through August 7, 2014 (including $2.0 million in shares of common stock purchased by an affiliate to satisfy the minimum offering requirement), in the event that NorthStar Healthcare's cash distributions to its stockholders exceeds its MFFO. In connection with this commitment, in February 2013, the Company satisfied NorthStar Healthcare's minimum offering amount as a result of the purchase of 222,223 shares of its common stock for $2.0 million. For the six months ended June 30, 2013, $0.6 million of gross proceeds were raised from the issuance of NorthStar Healthcare's common stock to third parties. In the second quarter 2013, the Company sold a

$2.5 million participation in an $11.3 million first mortgage loan originated by the Company in February 2013, to NorthStar Healthcare. NorthStar Healthcare will purchase additional amounts of the loan, from time to time, as additional capital is raised, increasing the size of the participation until NorthStar Healthcare owns the entire loan. The Company currently consolidates NorthStar Healthcare based on its majority voting interest in the entity. The Company expects to deconsolidate NorthStar Healthcare as additional capital is raised and the Company no longer owns a majority voting interest.

In May 2013, NorthStar Income II's registration statement on Form S-11 was declared effective by the SEC. The Company committed to purchase up to $10.0 million in shares of NorthStar Income II's common stock on similar terms to the agreement with NorthStar Income and NorthStar Healthcare. The Company has not purchased shares of NorthStar Income II's common stock related to this commitment.

The Company entered into an agreement with NorthStar Income that provides that both the Company and NorthStar Income receive the economic benefit and bear the economic risk associated with the investments each contributed into Securitization 2012-1. In both cases, the respective retained equity interest of the Company and NorthStar Income is subordinate to interests of the senior bondholders of Securitization 2012-1 and the senior bondholders have no recourse to the general credit of the Company or NorthStar Income. In the event that either the Company or NorthStar Income suffer a complete loss of their retained equity interests in Securitization 2012-1, any additional losses would be borne by the remaining retained equity interests held by the Company or NorthStar Income, as the case may be, prior to the senior bondholders.

The Company has two CRE debt investments with a subsidiary of Legacy Partners Realty Fund I, LLC (the "Legacy Fund"), as borrower. One loan of $16.3 million matures in March 2014 and has a one-year extension option. The interest rate is one-month LIBOR plus 7.50%, of which one-month LIBOR plus 3.00% is current pay. The other loan of $23.2 million matures in January 2015 and has an interest rate of one-month LIBOR plus 3.50%. For the three months ended June 30, 2013 and 2012, the Company earned an aggregate $0.5 million of interest income for both periods. For the six months ended June 30, 2013 and 2012, the Company earned an aggregate $1.1 million of interest income for both periods. Furthermore, in February 2013, NorthStar Income made a $91.0 million loan to the Legacy Fund. In connection with this loan, the Company acting in its capacity as the advisor to NorthStar Income, received a customary 1.0% origination fee and further earns an annual asset management fee of 1.25%. One of the Company's directors, Preston Butcher, is the chairman of the board of directors and chief executive officer and owns a significant interest in Legacy Partners Commercial, LLC, which indirectly owns an equity interest in, and owns the manager of, the Legacy Fund. In addition, the Company leases office space in Colorado with an affiliate of the Legacy Fund under an operating lease with annual lease payments of approximately $0.2 million through December 31, 2016. The Company has the option to renew the lease for an additional five years.

In September 2004, the board of directors of the Company adopted the NorthStar Realty Finance Corp. 2004 Omnibus Stock Incentive Plan and such plan, as amended and restated, was further adopted by the board of directors of the Company on April 17, 2013 and approved by the stockholders on May 29, 2013 (the "Stock Incentive Plan"). The Stock Incentive Plan provides for the issuance of stock-based incentive awards, including incentive stock options, non-qualified stock options, stock appreciation rights, shares of common stock of the Company, in the form of restricted shares and other equity-based awards such as limited partnership interests in the Operating Partnership which are structured as profits interests ("LTIP Units") or any combination of the foregoing. LTIP Unit holders are entitled to dividends on the entire grant beginning on the date of grant. The eligible participants in the Stock Incentive Plan include directors, officers, employees, consultants and advisors of the Company.

An aggregate of 15,647,841 shares of common stock of the Company are currently reserved pursuant to the Stock Incentive Plan, subject to equitable adjustment upon the occurrence of certain corporate events. 9,238,835 LTIP Units have been issued, of which 2,915,187 LTIP Units remain subject to vesting.

The following table presents the status of all LTIP Unit grants as of June 30, 2013 and December 31, 2012 (units in thousands):

The Company recognized equity-based compensation expense related to these awards of $3.1 million and $3.0 million for the three months ended June 30, 2013 and 2012, respectively, and equity-based compensation expense of $8.3 million and $3.8 million for the six months ended June 30, 2013 and 2012, respectively. As of June 30, 2013, the related equity-based compensation expense to be recognized over the remaining vesting period through April 2017 is $17.8 million, provided there are no forfeitures.

The compensation committee of the board of directors (the "Committee") of the Company approved the material terms of the NorthStar Realty Finance Corp. Executive Incentive Bonus Plan for the Company's executive officers and other employees (the "Plan"). Pursuant to the Plan, a potential incentive compensation pool is expected to be established each calendar year. The size of the incentive pool will be calculated as the sum of: (a) 1.75% of the Company's "adjusted equity capital" for the year; and (b) 25% of the Company's adjusted funds from operations, as adjusted, above a 9% return hurdle on adjusted equity capital. Payout from the incentive pool is subject to achievement of additional performance goals summarized below.

The incentive pool is expected to be divided into the following three separate incentive compensation components: (a) an annual cash bonus, tied to annual performance of the Company and paid prior to or shortly after completion of the year-end audit ("Annual Bonus"); (b) a deferred cash bonus, determined based on the same year's performance, but paid 50% following the close of each of the first and second years after such incentive pool is determined, subject to the participant's continued employment through each payment date ("Deferred Cash Bonus"); and (c) a long-term incentive in the form of restricted stock units ("RSUs") and/or LTIP Units. RSUs are subject to the Company achieving cumulative performance hurdles and/or target stock prices established by the Committee for a three- or four-year period, subject to the participant's continued employment through the payment date. Upon the conclusion of the applicable performance period, each executive officer will receive a payout, if any, equal to the value of one share of common stock at the time of such payout, including the dividends paid with respect to a share of common stock following the first year of the applicable performance period, for each RSU actually earned (the "Long-Term Amount Value"). The Long-Term Amount Value, if any, will be paid in the form of shares of common stock or LTIP Units to the extent available under the Company's equity compensation plans or, if all or a portion of such shares or LTIP Units are not available, in cash (the "Long Term Amount Payout").

The Committee evaluates the Plan on an annual basis and considers alternatives to the foregoing as the Committee deems appropriate and in the best interests of the Company. Performance goals for each component will be set by the Committee at the beginning of each subsequent calendar year for each new cycle. The goals will generally be divided into ranges of performance, each of which will correspond to a payout level equal to a percentage of a participant's pool allocation for such component.

In connection with the 2009 Plan, the Company issued 3,147,454 RSUs to executive officers subject to the Company achieving cumulative performance hurdles and/or target stock prices for the three-year period ended December 31, 2011. The Company determined in 2011 that the performance hurdle was reached which entitled the recipients to 100% of the RSUs granted. The Company did not have a sufficient amount of common stock or LTIP Units available, and as a result, 2,609,074 RSUs were settled in cash in February 2012. 538,380 RSUs were not settled until December 2012, subject to continued employment of certain executive officers through such date. The Company recognized compensation expense of $0.4 million and $0.8 million for the three and six months, respectively, ended June 30, 2012 and such RSUs were settled in cash for $1.4 million in December 2012.

In connection with the 2010 Plan, the Company issued 2,209,999 RSUs to executive officers, subject to the Company achieving cumulative performance hurdles and/or target stock prices for the three-year period ending December 31, 2012. The Company determined in the fourth quarter of 2011 the performance hurdle was reached entitling the recipients to 100% of the RSUs granted, and accordingly recorded a cumulative catch up adjustment of $3.6 million to compensation expense based on the stock price at the grant date. For the three and six months ended June 30, 2012, the Company recognized equity-based compensation expense of $1.4 million and $2.9 million, respectively, and the award was fully amortized by December 31, 2012. In achievement of the performance hurdles, the Company issued 2,209,999 LTIP Units to executive officers in February 2013.

In connection with the 2011 Plan, the Company issued 1,525,797 RSUs to executive officers, subject to the Company achieving target stock prices for the four-year period ending December 31, 2014. The Company does not yet know whether it is probable that such measure will be achieved and that such RSUs will be earned. The fair value of the grant is being amortized into equity-based compensation expense over the performance period. For the three months ended June 30, 2013 and 2012, the Company recognized compensation expense of $0.4 million and $0.4 million, respectively. For the six months ended June 30, 2013 and 2012, the Company recognized compensation expense of $0.7 million and $0.5 million, respectively. Upon conclusion of the applicable performance period, each executive officer will receive the Long Term Amount Payout (if earned). At the same time, the Company granted 1,525,797 LTIP Units to executive officers which vest to the recipient at a rate of four annual installments ending January 29, 2015 and which may not be sold prior to January 1, 2015. The Company also granted 606,257 LTIP Units (net of forfeitures) to certain non-executive employees, which vest quarterly over three years beginning April 2012.

In connection with the 2012 Plan, the Company issued 1,409,682 RSUs to executive officers, subject to the Company achieving target stock prices for the four-year period ending December 31, 2015. The Company does not yet know whether it is probable that such measure will be achieved and that such RSUs will be earned. The fair value of the grant is being amortized into equity-based compensation expense over the performance period. For the three and six months ended June 30, 2013, the Company recognized compensation expense of $0.8 million and $1.1 million, respectively. Upon conclusion of the applicable performance period, each executive officer will receive the Long Term Amount Payout (if earned). At the same time, the Company granted 1,409,682 LTIP Units to executive officers which vest to the recipient at a rate of four annual installments ending January 29, 2016 and which may not be sold prior to December 31, 2015. The Company also granted 581,607 of LTIP Units to certain non-executive employees, which vest quarterly over three years beginning April 2013.

In February 2013, the Company issued 34.5 million shares of its common stock at a public offering price of $8.39 per share, which includes the full over-allotment option exercised by the underwriters of the offering. The net proceeds to the Company were $280.2 million.

In April 2013, the Company issued 8.0 million shares of its new 8.50% Series D Cumulative Redeemable Preferred Stock ("Series D Preferred Stock"), including the over-allotment option, for net proceeds of $193.3 million.

In April 2007, as amended effective January 1, 2012, the Company implemented a Dividend Reinvestment Plan (the "DRP"), pursuant to which it registered with the SEC and reserved for issuance 14,279,846 shares of its common stock. Pursuant to the amended terms of the DRP, stockholders are able to automatically reinvest all or a portion of their dividends for additional shares of the Company's common stock. The Company expects to use the proceeds from the DRP for general corporate purposes. For the six months ended June 30, 2013, the Company issued 12,993 shares of its common stock pursuant to the DRP for gross sales proceeds of $0.1 million.

The following table presents dividends declared (on a per share basis) for the six months ended June 30, 2013:

The following table presents earnings per share ("EPS") for the three and six months ended June 30, 2013 and 2012 (dollars and shares in thousands, except per share data):

	Three Months Ended June 30,						Six Months Ended June 30,

	2013			2012			2013		2012
*Numerator:*
Net income (loss) attributable to NorthStar Realty Finance Corp. common stockholders	$	(12,626	)	$	(77,512	)	$	23,996	$	(111,429	)
Net income (loss) attributable to LTIP Units non-controlling interest		(621	)		(3,964	)		1,112		(5,667	)

Net income (loss) attributable to common stockholders and LTIP Units(1)	$	(13,247	)	$	(81,476	)	$	25,108	$	(117,096	)

*Denominator:*
Weighted average shares of common stock		198,848			124,803			187,823		113,525
Weighted average LTIP Units(1)		9,789			6,375			9,091		5,761

Weighted average shares of common stock and LTIP Units		208,637			131,178			196,914		119,286

Dilutive securities(2)		—			—			3,303		—

Weighted average diluted shares		208,637			131,178			200,217		119,286

*Earnings per share:*
Basic	$	(0.06	)	$	(0.62	)	$	0.13	$	(0.98	)

Diluted	$	(0.06	)	$	(0.62	)	$	0.13	$	(0.98	)

Non-controlling interests includes the aggregate LTIP Units held by limited partners (the "Unit Holders") in the Operating Partnership. Net income (loss) attributable to the non-controlling interest is based on the weighted average Unit Holders' ownership percentage of the Operating Partnership for the respective period. The issuance of additional common stock or LTIP Units changes the percentage ownership of both the Unit Holders and the Company. Since a unit is generally redeemable for cash or

common stock at the option of the Company, it is deemed to be equivalent to common stock. Therefore, such transactions are treated as capital transactions and result in an allocation between stockholders' equity and non-controlling interests in the accompanying consolidated balance sheets to account for the change in the ownership of the underlying equity in the Operating Partnership. As of June 30, 2013 and December 31, 2012, LTIP Units of 9,269,469 and 6,228,727 were outstanding, respectively, representing a 4.4% and 3.7% non-controlling interest in the Operating Partnership, respectively. Net income (loss) allocated to the Operating Partnership non-controlling interest for the three months ended June 30, 2013 and 2012 was loss of $0.6 million and $4.0 million, respectively. Net income (loss) allocated to the Operating Partnership non-controlling interest for the six months ended June 30, 2013 and 2012 was income of $1.1 million and loss of $5.7 million, respectively.

The Company has non-controlling interests in various real estate investments that represent third-party equity interests in ventures that are consolidated with the financial statements of the Company. In addition, through June 30, 2013, NorthStar Healthcare issued shares of common stock to third-parties, representing a non-controlling interest of 24.5%. The Company currently consolidates NorthStar Healthcare based on its majority voting interest in the entity. The Company expects to deconsolidate NorthStar Healthcare as additional capital is raised and the Company no longer owns a majority voting interest.

Net income (loss) attributable to the other non-controlling interests for the three months ended June 30, 2013 and 2012 was a loss of $0.3 million for both periods. Net income (loss) attributable to the other non-controlling interests for the six months ended June 30, 2013 and 2012 was a loss of $0.3 million and $0.5 million, respectively.

The following table presents net income (loss) attributable to the Company's common stockholders for the three and six months ended June 30, 2013 and 2012 (dollars in thousands):

The fair value of financial instruments is based on the priority of the inputs to the valuation technique and categorized into a three-level fair value hierarchy. The fair value hierarchy gives the highest priority to quoted prices in active markets for identical assets or liabilities (Level 1) and the lowest priority to unobservable inputs (Level 3). If the inputs used to measure the financial instruments

fall within different levels of the hierarchy, the categorization is based on the lowest level input that is significant to the fair value measurement of the instrument.

Financial assets and liabilities recorded at fair value on the consolidated balance sheets are categorized based on the inputs to the valuation techniques as follows:


Level 1.	Quoted prices for identical assets or liabilities in an active market.
Level 2.	Financial assets and liabilities whose values are based on the following:
	a)	Quoted prices for similar assets or liabilities in active markets.
	b)	Quoted prices for identical or similar assets or liabilities in non-active markets.
	c)	Pricing models whose inputs are observable for substantially the full term of the asset or liability.
	d)	Pricing models whose inputs are derived principally from or corroborated by observable market data for substantially the full term of the asset or liability.
Level 3.	Prices or valuation techniques based on inputs that are both unobservable and significant to the overall fair value measurement.

The following is a description of the valuation techniques used to measure fair value and the general classification of these instruments pursuant to the fair value hierarchy.

The Company accounts for PE Investments at fair value which is determined based on a valuation model using assumptions for the timing and amount of current and expected future cash flows for income and realization events for the underlying assets in the funds. This fair value measurement is generally based on unobservable inputs and, as such, is classified as Level 3 of the fair value hierarchy. The Company is not using the NAV (practical expedient) of the underlying funds for purposes of determining fair value.

CRE securities are generally valued using a third-party pricing service or broker quotations. These quotations are not adjusted and are based on observable inputs that can be validated, and as such, are classified as Level 2 of the fair value hierarchy. Certain CRE securities may be valued based on a single broker quote or an internal price which may have less observable pricing, and as such, would be classified as Level 3 of the fair value hierarchy. Management determines the prices are representative of fair value through a review of available data, including observable inputs, recent transactions as well as its knowledge of and experience in the market.

Derivative instruments are valued using a third-party pricing service. These quotations are not adjusted and are generally based on valuation models with observable inputs such as interest rates and contractual cash flows, and as such, are classified as Level 2 of the fair value hierarchy. Derivative instruments are also assessed for credit valuation adjustments due to the risk of non-performance by the Company and derivative counterparties. However, since the majority of derivatives are held in non-recourse CDO financing structures where, by design, the derivative contracts are senior to all the CDO bonds payable, there is no material impact of a credit valuation adjustment.

CDO bonds payable are valued using quotations from nationally recognized financial institutions that generally acted as underwriter for the transactions. These quotations are not adjusted and are generally based on a valuation model with observable inputs such as interest rate and other unobservable inputs for assumptions related to the timing and amount of expected future cash flow, discount rate, estimated prepayments and projected losses. CDO bonds payable are classified as Level 3 of the fair value hierarchy.

Junior subordinated notes are valued using quotations from nationally recognized financial institutions. These quotations are not adjusted and are generally based on a valuation model with observable inputs such as interest rate and other unobservable inputs for assumptions related to the implied credit spread of the Company's other borrowings and the timing and amount of expected future cash flows. Junior subordinated notes are classified as Level 3 of the fair value hierarchy.

Financial assets and liabilities recorded at fair value on a recurring basis are classified in their entirety based on the lowest level of input that is significant to the fair value measurement. The following tables present financial assets and liabilities that were accounted for at fair value on a recurring basis as of June 30, 2013 and December 31, 2012 by level within the fair value hierarchy (dollars in thousands):

	June 30, 2013

	Level 1			Level 2		Level 3		Total
Assets:
Investments in private equity funds, at fair value	$	35,000	(1)	$	—	$	265,492	$	300,492
Real estate securities, available for sale:
CMBS		—			772,713		121,702		894,415
Third-party CDO notes		—			720		53,613		54,333
Unsecured REIT debt		—			9,540		—		9,540
Trust preferred securities		—			—		11,166		11,166
Agency debentures		—			32,341		—		32,341

Subtotal		—			815,314		186,481		1,001,795
Derivative assets		—			9,332		—		9,332

Total assets	$	35,000		$	824,646	$	451,973	$	1,311,619

Liabilities:
CDO bonds payable(2)	$	—		$	—	$	1,719,852	$	1,719,852
Junior subordinated notes		—			—		220,617		220,617
Derivative liabilities		—			132,640		—		132,640

Total liabilities	$	—		$	132,640	$	1,940,469	$	2,073,109

	December 31, 2012

	Level 1		Level 2		Level 3		Total
Assets:
Real estate securities, available for sale:
CMBS	$	—	$	703,327	$	280,691	$	984,018
Third-party CDO notes		—		420		47,816		48,236
Unsecured REIT debt		—		56,246		135		56,381
Trust preferred securities		—		—		9,571		9,571
Agency debentures		—		26,462		—		26,462

Subtotal		—		786,455		338,213		1,124,668
Derivative assets		—		6,229		—		6,229

Total assets	$	—	$	792,684	$	338,213	$	1,130,897

Liabilities:
CDO bonds payable(1)	$	—	$	—	$	1,999,470	$	1,999,470
Junior subordinated notes		—		—		197,173		197,173
Derivative liabilities		—		170,840		—		170,840

Total liabilities	$	—	$	170,840	$	2,196,643	$	2,367,483

The following table presents additional information about financial assets and liabilities which are measured at fair value on a recurring basis as of June 30, 2013 and December 31, 2012, for which the Company has utilized Level 3 inputs to determine fair value (dollars in thousands):

	June 30, 2013												December 31, 2012

	Investments in Private Equity Funds			Real Estate Securities			CDO Bonds Payable			Junior Subordinated Notes			Real Estate Securities			CDO Bonds Payable			Junior Subordinated Notes
Beginning balance(1)	$	—		$	338,213		$	1,999,470		$	197,173		$	422,607		$	2,145,239		$	157,168
Transfers into Level 3(2)		—			4,745			—			—			84,871			—			—
Transfers out of Level 3(2)		—			(184,700	)		—			—			(91,161	)		—			—
Purchases / borrowings / amortization / contributions		300,003			7,446			—			—			59,559			99,775
Sales		—			(34,381	)		—			—			(95,433	)		—			—
Paydowns / distributions		(56,553	)		(13,608	)		(438,517	)		—			(80,911	)		(675,038	)		—
Repurchases		—			—			(6,543	)		—			—			(103,118	)		—
Gains:
Equity in earnings of unconsolidated ventures		22,042			—			—			—			—			—			—
Unrealized gains included in earnings		—			73,261			—			—			59,048			—			—
Realized gains included in earnings		—			11,516			—			—			25,431			—			—
Unrealized gain on real estate securities, available for sale included in OCI		—			4,744			—			—			6,982			—			—
Losses:
Equity in losses of unconsolidated ventures		—			—			—			—			—			—			—
Unrealized losses included in earnings		—			(17,783	)		149,429			23,444			(47,795	)		510,105			40,005
Realized losses included in earnings		—			(2,972	)		16,013			—			(4,416	)		22,507			—
Unrealized losses on real estate securities, available for sale included in OCI		—			—			—			—			(569	)		—			—

Ending balance	$	265,492		$	186,481		$	1,719,852		$	220,617		$	338,213		$	1,999,470		$	197,173

Gains (losses) included in earnings attributable to the change in unrealized gains (losses) relating to assets or liabilities still held.	$	—		$	13,769		$	(83,297	)	$	(23,444	)	$	14,481		$	(320,134	)	$	(40,005	)

There were no transfers, other than those identified in the table above, during the periods ended June 30, 2013 and December 31, 2012.

The Company relies on the third-party pricing exception with respect to the requirement to provide quantitative disclosures about significant Level 3 inputs being used to determine fair value measurements related to CRE securities, CDO bonds payable and junior subordinated notes. The Company believes such pricing service or broker quotation for such items may be based on a market transaction of comparable securities, inputs including forecasted market rates, contractual terms, observable discount rates for similar securities and credit (such as credit support and delinquency rates). Significant increases (decreases) in any one of the inputs in isolation may result in a significantly different fair value for the financial assets and liabilities utilizing such Level 3 inputs.

The Company's non-recurring financial measurements include provision for loan losses on CRE debt, provision for loss on certain investments in unconsolidated ventures and impairment on operating real estate, if any, which are all classified as Level 3 of the fair value hierarchy. Provision for loan

losses are generally based on a discounted cash flow model of a loan's underlying collateral. The key unobservable inputs used to determine the provision for loan loss on one loan for the six months ended June 30, 2013 included a 7.0% discount rate and a 5.0% capitalization rate. Refer to Note 5 for further disclosure.

The Company has historically elected to apply the fair value option to the following financial assets and liabilities existing at the time of adoption or at the time the Company recognizes the eligible item for the purpose of consistent accounting application: CRE securities; CDO bonds payable; and junior subordinated notes. Given the market volatility in the past few years, the Company has observed that the impact of electing the fair value option would generally result in additional variability to the Company's consolidated statements of operations which management believes is not a useful presentation for such financial assets and liabilities. Therefore, the Company more recently has not elected the fair value option for new investments in CRE securities and securitization financing transactions. The Company may elect the fair value option for certain of its financial assets or liabilities due to the nature of the instrument. In the case of PE Investments, the Company elected the fair value option because management believes it is a more useful presentation for such investments, as the Company determined recording equity in earnings (losses) from PE Investments based on the change in fair value of projected future cash flows from one period to another better represents the underlying economics of PE Investments.

The following table presents the fair value of financial instruments for which the fair value option was elected as of June 30, 2013 and December 31, 2012 (dollars in thousands):

	June 30, 2013		December 31, 2012

Assets:
Investments in private equity funds, at fair value	$	300,492	$	—
Real estate securities, available for sale:(1)
CMBS		847,746		918,356
Third-party CDO notes		34,541		25,868
Unsecured REIT debt		9,542		56,381
Trust preferred securities		11,166		9,571
Agency debentures		32,341		26,462

Subtotal		935,336		1,036,638

Total assets	$	1,235,828	$	1,036,638

Liabilities:
CDO bonds payable(2)	$	1,719,852	$	1,999,470
Junior subordinated notes		220,617		197,173

Total liabilities	$	1,940,469	$	2,196,643

The following table presents the difference between the fair value and the aggregate principal amount of liabilities, for which the fair value option has been elected as of June 30, 2013 (dollars in thousands):

The Company attributes the change in the fair value of floating-rate liabilities to changes in instrument-specific credit spreads. For fixed-rate liabilities, the Company attributes the change in fair value to interest rate-related and instrument-specific credit spread changes.

The following table presents unrealized gains (losses) on investments and other related to the change in fair value of financial assets and liabilities in the consolidated statements of operations for the three and six months ended June 30, 2013 and 2012 (dollars in thousands):

The remaining amount of unrealized gains (losses) on investments and other in the consolidated statements of operations relates to net cash payments on interest rate swaps (refer to Note 14).

As the value of the Company's outstanding CDO bonds payable increase towards par through a change in fair value, it generates an unrealized loss which is recorded in the consolidated statements of operations. For the three and six months ended June 30, 2013, unrealized losses for CDO bonds payable attributable to paydowns at par, including the redemption of N-Star CDO II (refer to Note 8) and repurchases were $21.5 million and $66.1 million, respectively. The remaining amount relates to the change in fair value.

In addition to the above disclosures regarding financial assets or liabilities which are recorded at fair value, U.S. GAAP requires disclosure of fair value about all financial instruments. The following disclosure of estimated fair value of financial instruments was determined by the Company using available market information and appropriate valuation methodologies. Considerable judgment is necessary to interpret market data and develop estimated fair value. Accordingly, the estimates presented herein are not necessarily indicative of the amounts the Company could realize on disposition of the financial instruments. The use of different market assumptions and/or estimation methodologies may have a material effect on estimated fair value. The following table presents the

principal amount, carrying value and fair value of certain financial assets and liabilities as of June 30, 2013 and December 31, 2012 (dollars in thousands):

	June 30, 2013						December 31, 2012

	Principal / Notional Amount		Carrying Value		Fair Value		Principal / Notional Amount		Carrying Value		Fair Value
Financial assets:(1)
Real estate debt investments, net	$	2,352,275	$	1,901,974	$	1,840,546	$	2,371,464	$	1,832,231	$	1,763,851
Real estate securities, available for sale(2)		2,163,873		1,001,795		1,001,795		2,539,075		1,124,668		1,124,668
Derivative assets(2)(3)		819,438		9,332		9,332		815,500		6,229		6,229
Financial liabilities:(1)
CDO bonds payable(2)	$	2,915,414	$	1,829,202	$	1,824,277	$	3,371,753	$	2,112,441	$	2,108,817
Mortgage notes payable		2,003,538		2,003,538		2,007,638		1,015,670		1,015,670		1,034,428
Securitization bonds payable		97,949		97,906		98,319		98,131		98,005		98,298
Secured term loan		14,595		14,595		15,036		14,664		14,664		15,276
Credit facilities		139,119		139,119		139,119		61,088		61,088		61,088
Exchangeable senior notes		566,455		514,966		715,202		303,165		291,031		357,627
Junior subordinated notes(2)		280,117		220,617		220,617		280,117		197,173		197,173
Derivative liabilities(2)(3)		1,214,090		132,640		132,640		1,392,269		170,840		170,840

Disclosure about fair value of financial instruments is based on pertinent information available to management as of the reporting date. Although management is not aware of any factors that would significantly affect fair value, such amounts have not been comprehensively revalued for purposes of these consolidated financial statements since that date and current estimates of fair value may differ significantly from the amounts presented herein.

For CRE debt investments, fair value was approximated by comparing the current yield to the estimated yield for newly originated loans with similar credit risk or the market yield at which a third party might expect to purchase such investment. Prices were calculated assuming fully-extended maturities regardless of structural or economic tests required to achieve such extended maturities. For any CRE debt investments that are deemed impaired, carrying value approximates fair value. These fair value measurements of CRE debt are generally based on unobservable inputs and, as such, are classified as Level 3 of the fair value hierarchy.

For mortgage notes payable, the Company uses rates currently available with similar terms and remaining maturities to estimate fair value. These measurements are determined using comparable U.S.

Treasury rates as of the end of the reporting period. These fair value measurements are based on observable inputs, and as such, are classified as Level 2 of the fair value hierarchy.

Securitization bonds payable are valued using quotations from nationally recognized financial institutions that generally acted as underwriter for the transactions. These quotations are not adjusted and are generally based on observable inputs that can be validated, and as such, are classified as Level 2 of the fair value hierarchy.

Secured term loan represents the Company's Term Asset-Backed Securities Loan Facility borrowing. The estimated fair value is based on interest rates available for issuance of liabilities with similar terms and remaining maturities. This fair value measurement is based on observable inputs, and as such, is classified as Level 2 of the fair value hierarchy.

The Company has amounts outstanding under four credit facilities all of which bear floating rates of interest. As of the reporting date, the Company believes the carrying value approximates fair value. These fair value measurements are based on observable inputs, and as such, are classified as Level 2 of the fair value hierarchy.

For the exchangeable senior notes, the Company uses available market information, which includes quoted market prices or recent transactions, if available, to estimate their fair value and are, therefore, based on observable inputs, and as such, are classified as Level 2 of the fair value hierarchy.

The following table presents the exchangeable senior notes as of June 30, 2013 (dollars in thousands):

The Company uses derivative instruments primarily to manage interest rate risk and such derivatives are not considered speculative. These derivative instruments are typically in the form of interest rate swap agreements and the primary objective is to minimize interest rate risks associated with investment and financing activities. The counterparties of these arrangements are major financial institutions with which the Company may also have other financial relationships. The Company is exposed to credit risk in the event of non-performance by these counterparties and it monitors their financial condition; however, the Company currently does not anticipate that any of the counterparties will fail to meet their obligations. The following tables present derivative instruments that were not designated as hedges under U.S. GAAP as of June 30, 2013 and December 31, 2012 (dollars in thousands):

The change in the notional amount of interest rate swaps from December 31, 2012 relates to contractual notional amortization. The Company had no derivative financial instruments that were designated as hedges in qualifying hedging relationships as of June 30, 2013 and December 31, 2012.

The following table presents the fair value of derivative instruments, as well as their classification on the consolidated balance sheets, as of June 30, 2013 and December 31, 2012 (dollars in thousands):

The following table presents the effect of derivative instruments in the consolidated statements of operations for the three and six months ended June 30, 2013 and 2012 (dollars in thousands):

The Company's counterparties held no cash margin as collateral against the Company's derivative contracts as of June 30, 2013 and December 31, 2012.

Concentrations of credit risk arise when a number of borrowers, tenants, operators or issuers related to the Company's investments are engaged in similar business activities or located in the same geographic location to be similarly affected by changes in economic conditions. The Company monitors its portfolio to identify potential concentrations of credit risks. The Company has no one borrower, tenant or operator that generates 10% or more of its total revenue. However, two operators in the Company's healthcare portfolio generate 7% and 11% of the Company's rental and escalation income for the six months ended June 30, 2013, respectively, which represents 2% and 4% of total revenue, respectively. The Company believes the remainder of its real estate portfolio is reasonably well diversified and does not contain any unusual concentrations of credit risks.

In 2009, one of the Company's net lease investments comprised of three office buildings totaling 257,000 square feet located in Chatsworth, California and 100% leased to Washington Mutual Bank was foreclosed on by the lender. The lender subsequently filed a complaint against subsidiaries of the Company in the Superior Court of the State of California, County of Los Angeles. In March 2012, the Court of Appeal of the State of California, Second Appellate District, issued a unanimous decision in favor of the Company's subsidiary, overturning the judgment issued by the Superior Court of California for the County of Los Angeles. The ruling directed the Superior Court to enter summary judgment in the Company's favor and reversed the award against the Company. Furthermore, the Court of Appeal awarded the Company costs on appeal. As a result of the ruling, in the first quarter 2012, the Company reversed a $20.0 million loss accrual recorded in other income (loss) in the consolidated statements of operations.

The Company is involved in various litigation matters arising in the ordinary course of its business. Although the Company is unable to predict with certainty the eventual outcome of any litigation, in the opinion of management, the legal proceedings are not expected to have a material adverse effect on the Company's financial position or results of operations.

Effective January 1, 2013, the Company redefined its segments to conform with its management of such businesses. Accordingly, the Company has reclassified the prior period segment financial results to conform to the current year presentation. The Company currently conducts its business through the following segments:

Historically, the Company also invested in CRE securities, most of which were acquired before 2011, which the Company refers to as legacy CRE securities, and include a wide range of CRE securities, including CMBS, unsecured REIT debt and CDO notes backed primarily by CRE securities and debt. The CRE securities are predominantly financed through CDOs. Currently, the Company may also invest in opportunistic CRE securities such as an investment in a "B-piece" and AAA/Aaa CMBS, which are included in the non-legacy segment.

The Company primarily generates revenue from net interest income on the CRE debt and securities portfolios (legacy and non-legacy), rental income from its real estate properties, equity in earnings of unconsolidated ventures, including from PE Investments, and fee income from asset management activities. The Company's income is primarily derived through the difference between revenue and the cost at which the Company is able to finance its assets. The Company may also invest in assets that generate attractive returns without any leverage. The following tables present segment reporting for the three and six months ended June 30, 2013 and 2012 (dollars in thousands):

	Non Legacy Investments(1)									Legacy Investments

Three months ended June 30, 2013:	CRE Debt		CRE Securities		Real Estate			Asset Management(2)		CRE Debt(2)(3)			CRE Securities(2)(3)			Corporate(4)			Eliminations(2)			Consolidated Total
Net interest income on debt and securities	$	9,969	$	5,105	$	11		$	—	$	19,154		$	27,321		$	—		$	—		$	61,560
Advisory and other fees, related party		—		—		—			5,787		—			—			—			—			5,787
Other revenues		—		—		55,448			37,618		10,603			—			292			(4,983	)		98,978
Expenses		834		9		56,787	(5)		32,907		18,395			423			31,884			(4,983	)		136,256

Income (loss) from operations		9,135		5,096		(1,328	)		10,498		11,362			26,898			(31,592	)		—			30,069
Equity in earnings (losses) of unconsolidated ventures		645		—		14,425			—		49			—			—			—			15,119
Unrealized gain (loss) on investments and other		—		1,430		—			—		(31,555	)		(14,714	)		(13,824	)		—			(58,663	)
Realized gain (loss) on investments and other		—		—		442			—		6,853			5,667			—			—			12,962

Income (loss) from continuing operations		9,780		6,526		13,539			10,498		(13,291	)		17,851			(45,416	)		—			(513	)

Income (loss) from discontinued operations		—		—		—			—		(33	)		—			—			—			(33	)

Net income (loss)	$	9,780	$	6,526	$	13,539		$	10,498	$	(13,324	)	$	17,851		$	(45,416	)	$	—		$	(546	)

	Non Legacy Investments(1)									Legacy Investments

Three months ended June 30, 2012:	CRE Debt		CRE Securities		Real Estate			Asset Management(2)		CRE Debt(2)(3)			CRE Securities(2)(3)			Corporate(4)			Eliminations(2)			Consolidated Total
Net interest income on debt and securities	$	2,090	$	4,470	$	2		$	—	$	23,934		$	36,966		$	—		$	—		$	67,462
Advisory and other fees, related party		—		—		—			2,742		—			—			—			—			2,742
Other revenues		—		—		20,962			12,390		8,771			—			21			(3,620	)		38,524
Expenses		25		62		19,215	(5)		10,480		21,622			652			25,890			(3,620	)		74,326

Income (loss) from operations		2,065		4,408		1,749			4,652		11,083			36,314			(25,869	)		—			34,402
Equity in earnings (losses) of unconsolidated ventures		259		—		193			—		(788	)		—			—			—			(336	)
Unrealized gain (loss) on investments and other		—		—		—			—		(15,546	)		(115,656	)		15,554			—			(115,648	)
Realized gain (loss) on investments and other		—		—		—			—		(897	)		6,092			—			—			5,195

Income (loss) from continuing operations		2,324		4,408		1,942			4,652		(6,148	)		(73,250	)		(10,315	)		—			(76,387	)

Income (loss) from discontinued operations		—		—		—			—		(19	)		—			—			—			(19	)
Gain on sale from discontinued operations		—		—		—			—		285			—			—			—			285

Net income (loss)	$	2,324	$	4,408	$	1,942		$	4,652	$	(5,882	)	$	(73,250	)	$	(10,315	)	$	—		$	(76,121	)

	Non Legacy Investments(1)									Legacy Investments

Six months ended June 30, 2013:	CRE Debt		CRE Securities		Real Estate			Asset Management(2)		CRE Debt(2)(3)			CRE Securities(2)(3)		Corporate(4)			Eliminations(2)			Consolidated Total
Net interest income on debt and securities	$	17,504	$	12,179	$	21		$	—	$	36,797		$	53,997	$	—		$	—		$	120,498
Advisory and other fees, related party		—		—		—			10,295		—			—		—			—			10,295
Other revenues		—		—		84,677			58,989		20,651			3		482			(9,444	)		155,358
Expenses		5,133		29		84,184	(5)		51,293		35,044			642		65,462			(9,444	)		232,343

Income (loss) from operations		12,371		12,150		514			17,991		22,404			53,358		(64,980	)		—			53,808
Equity in earnings (losses) of unconsolidated ventures		1,589		—		22,186			139		(482	)		—		—			—			23,432
Unrealized gain (loss) on investments and other		—		1,194		—			—		(40,759	)		17,931		(23,444	)		—			(45,078	)
Realized gain (loss) on investments and other		—		—		491			—		6,638			9,951		(36	)		—			17,044

Income (loss) from continuing operations		13,960		13,344		23,191			18,130		(12,199	)		81,240		(88,460	)		—			49,206

Income (loss) from discontinued operations		—		—		—			—		(56	)		—		—			—			(56	)

Net income (loss)	$	13,960	$	13,344	$	23,191		$	18,130	$	(12,255	)	$	81,240	$	(88,460	)	$	—		$	49,150

	Non Legacy Investments(1)										Legacy Investments

Six months ended June 30, 2012:	CRE Debt		CRE Securities		Real Estate			Asset Management(2)			CRE Debt(2)(3)			CRE Securities(2)(3)			Corporate(4)			Eliminations(2)			Consolidated Total
Net interest income on debt and securities	$	1,991	$	7,712	$	4		$	—		$	50,683		$	74,154		$	—		$	—		$	134,544
Advisory and other fees, related party		—		—		—			3,259			—			—			—			—			3,259
Other revenues		—		—		41,274			23,675			16,176			6			50			(7,492	)		73,689
Expenses		67		165		40,765	(5)		17,665			43,682			2,006			50,605			(7,492	)		147,463

Income (loss) from operations		1,924		7,547		513			9,269			23,177			72,154			(50,555	)		—			64,029
Equity in earnings (losses) of unconsolidated ventures		259		—		384			(166	)		(1,314	)		—			—			—			(837	)
Other income (loss)		—		—		20,000			—			258			—			—			—			20,258
Unrealized gain (loss) on investments and other		—		—		—			—			(31,186	)		(175,394	)		(4,474	)		—			(211,054	)
Realized gain (loss) on investments and other		—		—		—			—			7,808			12,708			31			—			20,547

Income (loss) from continuing operations		2,183		7,547		20,897			9,103			(1,257	)		(90,532	)		(54,998	)		—			(107,057	)

Income (loss) from discontinued operations		—		—		—			—			94			—			—			—			94
Gain on sale from discontinued operations		—		—		—			—			285			—			—			—			285

Net income (loss)	$	2,183	$	7,547	$	20,897		$	9,103		$	(878	)	$	(90,532	)	$	(54,998	)	$	—		$	(106,678	)

The following table presents total assets by segment as of June 30, 2013 and December 31, 2012 (dollars in thousands):

The following table presents non-cash investing and financing activities for the six months ended June 30, 2013 and 2012 is as follows (dollars in thousands):

	Six Months Ended June 30,

	2013		2012
Real estate acquisition(1)	$	50,701	$	35,631
Reduction of CRE debt investments(1)		50,701		35,631
Increase in restricted cash(1)		2,887		—
Non-cash related to PE Investments		39,530		—
Reclassification of operating real estate to asset held for sale		—		1,046
Reclassification of operating real estate to other assets		60,603		—
Reclassification of operating real estate to deferred costs and intangible assets		18,375		—
Escrow deposit payable related to CRE debt investments		19,117		29,553
Dividends payable related to RSUs		—		1,569
Activity in non-controlling interest		—		2,358
Equity component of 8.875% Notes		—		1,986
Equity component of 5.375% Notes		39,768		—

On July 31, 2013, the Company declared a dividend of $0.20 per share of common stock. The common stock dividend will be paid on August 16, 2013 to stockholders of record as of the close of business on August 12, 2013. On July 31, 2013, the Company declared a dividend of $0.54688 per share of Series A preferred stock, $0.51563 per share of Series B preferred stock, $0.55469 per share of Series C preferred stock and $0.53125 per share of Series D Preferred Stock. Dividends will be paid on all series of preferred stock on August 15, 2013, to stockholders of record as of the close of business on August 12, 2013.

In July 2013, the Company issued an additional $45.0 million of the 5.375% Notes as a result of the full over-allotment option being settled. Net proceeds from the exercise of the over-allotment option was $43.7 million.

On July 3, 2013, PE Investment II completed the initial closing and the Company funded $356.9 million (including its proportionate interest of the $50.0 million deposit made in June 2013), excluding adjustments for distributions and contributions since September 30, 2012. The Company is entitled to its proportionate share of distributions and obligated to make its proportionate share of contributions from September 30, 2012 until the closing of each fund interest.

Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations

The following discussion should be read in conjunction with the unaudited consolidated financial statements and notes thereto included in Item 1. "Financial Statements" of this report. References to "N-Star," "we," "us" or "our" refer to NorthStar Realty Finance Corp. and its subsidiaries unless the context specifically requires otherwise.

NorthStar Realty Finance Corp. is a diversified commercial real estate, or CRE, investment and asset management company. We invest in multiple asset classes across commercial real estate that we expect will generate attractive risk-adjusted returns and engage in asset management activities that seek to generate stable cash flows for distribution to our stockholders and build long-term franchise value. Our investments may take the form of originating senior or subordinate loans and acquiring real estate, as well as pursuing opportunistic CRE investments. We are focused on our asset management business predominately by raising and managing capital on a fee basis from alternate sources, which currently includes our non-traded real estate investment trusts, or REITs, which we refer to as our Sponsored Companies. We are an internally-managed REIT formed in October 2003. We conduct substantially all of our operations and make our investments through NorthStar Realty Finance Limited Partnership, or our Operating Partnership, including its subsidiaries. Our primary business lines are as follows:

Historically, we also invested in CRE securities, most of which were acquired before 2011, which we refer to as our legacy CRE securities, and include a wide range of CRE securities, including commercial mortgage backed securities, or CMBS, unsecured REIT debt and CDO notes backed

primarily by CRE securities and debt. Our legacy CRE securities are predominantly financed through CDOs. Currently, we may also invest in opportunistic CRE securities such as an investment in a "B-piece" and AAA/Aaa CMBS, which are included in the non-legacy segment.

Our ability to invest across the CRE market creates complementary and overlapping sources of investment opportunities based upon common reliance on real estate fundamentals and application of similar portfolio management skills to maximize value and to protect capital.

Liquidity and access to capital returned to the commercial real estate markets in 2011 and continues in 2013. To date in 2013, we raised aggregate net proceeds of $808 million, including $280 million from the issuance of common equity, $194 million from the issuance of preferred stock and $334 million from the issuance of exchangeable senior notes. In 2012, we raised aggregate net proceeds of $724 million, including $383 million from the issuance of common equity, $262 million from the issuance of preferred stock (including through our at-the-market equity offering program) and $79 million from the issuance of exchangeable senior notes.

We are also focused on raising capital for our Sponsored Companies. Our first Sponsored Company, NorthStar Income, completed its primary offering on July 1, 2013. Through NorthStar Realty Securities, LLC, or NorthStar Realty Securities, our broker-dealer subsidiary, we raised $1.1 billion in capital for NorthStar Income I.

We are currently raising capital for our second Sponsored Company, NorthStar Healthcare, which has a maximum offering amount of $1.1 billion. In February 2013, NorthStar Healthcare broke escrow by an affiliate of ours purchasing $2 million in shares of its common stock to satisfy the minimum offering amount. From inception through August 1, 2013, NorthStar Healthcare raised approximately $4.0 million of capital and purchased a participation in a first mortgage loan originated by us. Since June 30, 2013, NorthStar Realty Securities has increased its selling agreements with financial advisory firms to cover more than 46,000 registered representatives for NorthStar Healthcare.

Our third Sponsored Company, NorthStar Income II, has an investment strategy substantially similar to NorthStar Income. NorthStar Income II's registration statement on Form S-11 was declared effective by the Securities and Exchange Commission, or SEC, on May 6, 2013. NorthStar Income II's maximum offering amount is $1.65 billion and we expect to begin raising capital in the near term. NorthStar Realty Securities has currently executed selling agreements with financial advisory firms covering over 800 registered representatives for NorthStar Income II.

Our financing strategy focuses on match funding our assets and liabilities by having similar maturities and like-kind interest rate benchmarks (fixed or floating) to manage refinancing and interest rate risk. Our legacy CRE debt and securities portfolios are predominantly financed through long-term, non-recourse CDOs. Given the nature of our CDO financing transactions for our legacy CRE debt and securities investments, we expect those borrowings to amortize over time as the underlying assets paydown or are sold.

In terms of our non-legacy CRE debt and securities investments and our real estate portfolio, we pursue a variety of financing arrangements such as securitization financing transactions, credit facilities, mortgage notes and other term borrowings. The amount of our borrowings depends upon the nature and credit quality of our assets, the structure of our financings and where possible, we seek to limit our reliance on recourse borrowings. Our real estate portfolio is predominately financed with non-recourse mortgage notes. In late 2011, we began using secured term credit facilities provided by major financial institutions to partially finance non-legacy CRE debt and CMBS investments. The credit facilities currently provide for an aggregate of up to $340 million to finance loan originations and a $100 million facility to finance CMBS investments. In November 2012, we entered into a securitization financing transaction, or Securitization 2012-1, which provides permanent, non-recourse, non-mark-to-market financing for newly-originated non-legacy CRE debt investments. The CRE debt investments financed

by Securitization 2012-1 were previously financed on our credit facilities. Borrowing levels may change for our non-legacy CRE debt and real estate investments depending upon the nature of the assets and the related financing.

We conduct our operations so as to continue to qualify as a REIT for federal income tax purposes.

The following table presents our assets under management as of June 30, 2013, adjusted for our acquisition of PE Investment II which completed its initial closing in July 2013 (dollars in thousands):

	Amount(1)

*CRE Debt*
First mortgage loans	$	1,552,368	15.6	%
Mezzanine loans		356,461	3.6	%
Credit tenant and term loans		240,661	2.4	%
Subordinate mortgage interests		202,786	2.0	%
Other(2)		427,287	4.3	%

Total CRE debt		2,779,563	27.9	%
*Real Estate*
Manufactured housing communities		1,188,593	12.1	%
Healthcare		637,762	6.4	%
Net lease		401,286	4.0	%
Multifamily		329,247	3.3	%
Private equity fund investments(3)		913,265	9.2	%

Total real estate		3,470,153	35.0	%
**Asset Management(4)**
NorthStar Income		1,523,922	15.3	%
NorthStar Healthcare		2,801	0.1	%
**CRE Securities(5)**
CMBS		1,873,670	18.8	%
Third-party CDO notes		180,306	1.8	%
Other securities		109,897	1.1	%

Total CRE securities		2,163,873	21.7	%

Grand total	$	9,940,312	100.0	%

For financial information regarding our reportable segments, refer to Note 16. "Segment Reporting," in our accompanying Consolidated Financial Statements included in Item 1. "Financial Statements."

As of June 30, 2013, $2.8 billion, or 27.9%, of our assets under management were invested in CRE debt, which includes $427 million in principal amount related to REO and certain CRE debt investments primarily accounted for as joint ventures. As of June 30, 2013, our $2.4 billion CRE debt investments consisted of 143 loans. Our legacy and non-legacy CRE debt investments had an average investment size of $15 million and $29 million, respectively. The weighted average extended maturity of our CRE debt portfolio is 4 years.

The following table presents our CRE debt investments, excluding amounts related to joint ventures and REO (dollars in thousands):

										Weighted Average

	Number		Principal Amount		Carrying Value(1)		Allocation by Investment Type(2)			Fixed Rate			Spread Over LIBOR			Spread Over Prime			Yield
Asset Type:
Legacy Investments
First mortgage loans		58	$	1,218,384	$	921,747		65.8	%		3.60	%		3.06	%		1.25	%		5.13	%
Mezzanine loans		14		344,161		254,025		18.6	%		2.05	%		2.17	%		—			2.16	%
Subordinate mortgage interests		7		120,383		95,795		6.5	%		6.40	%		4.06	%		—			5.99	%
Credit tenant loans and other notes		45		124,015		117,960		6.7	%		6.60	%		—			—			7.39	%
Term loans		2		46,081		22,289		2.4	%		7.86	%		—			—			9.78	%

Total/Weighted average		126		1,853,024		1,411,816		100.0	%		4.61	%		3.00	%		1.25	%		4.82	%

Non-Legacy Investments(3)
First mortgage loans		11		333,983		327,774		66.9	%		6.19	%		5.34	%		—			8.09	%
Mezzanine loans		1		12,300		12,213		2.5	%		14.50	%		—			—			15.04	%
Subordinate mortgage interests		3		82,404		81,681		16.5	%		13.08	%		14.00	%		—			13.76	%
Term loans		2		70,564		68,490		14.1	%		13.56	%		—			—			14.70	%

Total/Weighted average		17		499,251		490,158		100.0	%		10.13	%		5.74	%		—			10.13	%

		143	$	2,352,275	$	1,901,974		NA			6.78	%		3.45	%		1.25	%		6.10	%

The following presents our CRE debt portfolio's diversity across property type and geographic location based on principal amount:

As of June 30, 2013, including PE Investment II which completed its initial closing on July 3, 2013, $3.5 billion, or 35.0%, of our assets under management were invested in real estate. Our real estate business concentrates on various types of investments in commercial real estate located throughout the United States that includes manufactured housing communities, healthcare, net lease and multifamily properties. Current opportunities to purchase real estate are bolstered by attractive long-term, non-recourse, non mark-to-market financing that is currently available through the CMBS and agency financing markets. In addition, we pursue opportunistic real estate investments through owning limited partnership interests in real estate private equity funds managed by institutional-quality sponsors, or PE Investments.

As of June 30, 2013, $1.2 billion, or 12.1%, of our assets under management were invested in manufactured housing communities. Our aggregate portfolio includes 107 communities in nine states totaling approximately 23,000 pad rental sites. The aggregate portfolio also consists of approximately 2,900 homes on the sites with the remaining homes owned by the respective tenants. Our manufactured housing communities are currently 86% leased. The manufactured housing industry has traditionally demonstrated low cash flow volatility and steady annual rent increases, although there is no assurance that will continue to be the case.

The following presents our investments in manufactured housing communities (dollars in millions):

As of June 30, 2013, $638 million, or 6.4%, of our assets under management were invested in our healthcare properties, with a focus on the senior housing sector which includes assisted living, skilled nursing and independent living facilities. Our portfolio was comprised of 52 assisted living facilities (ALF), 33 skilled nursing facilities (SNF), three life science buildings (LSB), five independent living facilities (ILF), one memory care facility (MCF) and one medical office building (MOB). As of June 30, 2013, our healthcare portfolio was 99% leased to third-party operators with weighted average lease coverage of 1.2x and a 6.8 year weighted average remaining lease term.

The following presents our healthcare portfolio's diversity across property type and geographic location based on purchase price, or cost:

As of June 30, 2013, $401 million, or 4.0%, of our total assets under management were invested in 23 net lease properties comprised of office, retail and industrial properties totaling 3.2 million square feet. As of June 30, 2013, our net lease properties was 95% leased with a 5.2 year weighted average remaining lease term.

The following presents our net lease portfolio's diversity across property type and geographic location based on cost:

As of June 30, 2013, $329 million, or 3.3%, of our assets under management were invested in multifamily properties. Our portfolio includes 11 properties in five states totaling approximately 4,000 rental units which are 95% leased.

Currently, $913 million, or 9.2%, of our assets under management were invested in PE Investments, including PE Investment II, which completed its initial closing on July 3, 2013. We elected the fair value option for PE Investments. As a result, we expect to record equity in earnings that approximates a level yield based on the change in fair value for our share of the projected future cash flows from one period to another.

In February 2013, we completed the initial closing of our first joint venture owning limited partnership interests in real estate funds managed by top institutional-quality sponsors, or PE Investment I. We, together with NorthStar Income, have an ownership interest in PE Investment I of 51%, of which we own 70.5% and NorthStar Income owns 29.5%.

Since we were contractually entitled to our proportional share of all distributions derived from the fund interests since June 30, 2012 regardless of the date such fund interests were transferred to PE Investment I, at the initial closing, we recorded our proportional share of all distributions received since June 30, 2012.

The following tables present a summary of PE Investment I (dollars in millions):

Total PE Investment I(1)				Our Proportionate Share of PE Investment I

					June 30, 2013
Number of funds		47			Three	Six
Number of general partners		25			Months	Months
Reported NAV as a percentage of net cost(2)		64.1	%		Ended	Ended

Reported annualized NAV growth (Quarter ended March 2013)		10.0	%	Income	$14	$22
Reported annualized NAV growth (June 2012 to March 2013)		11.6	%	Return of capital	5	35

Underlying assets, at cost	$	26,500		Total distributions(4)	19	57
Implied leverage(3)		53.5	%	Contributions(5)	1	18

Expected remaining future capital contributions as of June 30, 2013	$	26		Net	$18	$39

The following presents the underlying fund interests in PE Investment I by investment type and geographic location based on NAV as of March 31, 2013:

On July 3, 2013, we completed the initial closing of our second joint venture owning limited partnership interests in real estate private equity funds, or PE Investment II. We, together with NorthStar Income and funds managed by Goldman Sachs Asset Management, or the Vintage Funds, entered into an agreement with Common Pension Fund E, a common trust fund created under New Jersey law, to acquire limited partnership interests in up to 25 real estate private equity funds with an aggregate reported NAV of approximately $925 million as of September 30, 2012. We, NorthStar Income and the Vintage Funds each have an ownership interest in PE Investment II of 70%, 15% and 15%, respectively. The fund interests are expected to be acquired by PE Investment II in the remainder of 2013. The closing of the funds is subject to customary closing conditions, including third-party consents.

PE Investment II will pay $510 million to the seller for all of the fund interests, or 55% of the September 30, 2012 NAV, or the Initial Amount, and will pay the remaining $415 million, or 45% of the September 30, 2012 NAV, or the Deferred Amount, by the fourth year after the first day of the fiscal quarter following the closing date. We funded all of our proportionate share of the Initial Amount at the initial closing on July 3, 2013. Our share of the Initial Amount and the Deferred Amount represents $357 million and $291 million, respectively.

The following table presents the expected fund interests in PE Investment II (dollars in millions):

The following presents the underlying fund interests in PE Investment II by investment type and geographic location based on NAV as of December 31, 2012:

We have the ability to invest in a broad spectrum of commercial real estate assets and seek to provide the best risk-adjusted returns. As a result, we pursue opportunistic investments across our business lines including CRE debt and equity investments. Examples of opportunistic investments include PE Investments and repurchasing our CDO bonds at a significant discount to principal amount.

In terms of repurchases of our CDO bonds, they typically have significant credit support and we generally expect the CDO bonds will be repaid at par. As of August 1, 2013, the principal proceeds we could receive from CDO bonds we owned was $659 million, of which $509 million was repurchased at an average price of 32% in the secondary market and had a weighted average original credit rating of A+/A1. The discount to par of $345 million represents potential imbedded cash flows that we may realize in future periods in addition to our capital invested in these bonds. Because our CDO financing transactions are consolidated under U.S. GAAP, these CDO bonds are not presented as an investment but rather are eliminated in our consolidated financial statements and, as a result, the interest and realization of any discount will generally not be recorded as income on our consolidated statements of operations under U.S. GAAP. We generate cash flows in future periods through the interest payable on these bonds, as well as realize (in cash) the discount if and when the bonds repay.

We primarily generate revenue from net interest income on our CRE debt and securities portfolios, rental income from our real estate properties and fee income from our asset management activities. Additionally, we record equity in earnings from unconsolidated ventures, including from PE Investments. Our income is primarily derived through the difference between revenue and the cost at which we are able to finance our investments. We may also acquire investments which generate attractive returns without any leverage.

Our legacy CRE debt and securities investments are predominantly financed in CDOs. We consolidate the CDO financing transactions under U.S. GAAP regardless of whether we retain the equity interests for our sponsored CDOs or acquire the equity interests of other CDOs. However, we generate cash flows based on the equity interests that we retain/acquire. As a result, the cash flows from such CDOs may be different from the income (loss) generated for U.S. GAAP purposes.

In this Quarterly Report on Form 10-Q, we refer to certain CDOs that we consolidate on our balance sheet as "our CDOs." Our CDOs are financing transactions that we consolidate on our balance sheet in accordance with U.S. GAAP, as we own the equity interests in such CDOs. We do not,

however, own undivided interests in any of the assets within our CDOs and all senior and junior bondholders of the CDOs have economic interests that are senior to our equity interests. A more detailed discussion of our CDO financing transactions is provided in this section under "Liquidity and Capital Resources."

We calculate several metrics to evaluate the profitability and performance of our business.

Liquidity and capital started to become more available in the commercial real estate markets to stronger sponsors in 2012 and 2013 and Wall Street and commercial banks began to more actively provide credit to real estate borrowers. A proxy of the easing of credit and restarting of the capital markets for CRE debt is the approximately $45 billion and $40 billion in non-agency CMBS issuance that was completed in 2012 and the first half of 2013, respectively. Credit contracted in mid-2011 as the European debt woes began to unfold resulting in heightened market volatility and global financial markets continued to be strained in 2012. To stimulate growth, several of the world's largest central banks acted in a coordinated effort through massive injections of stimulus in the financial markets in late 2012, which had the effect of keeping interest rates low. More recently, the Federal Reserve signaled it may begin to taper its stimulus efforts in late 2013 which has resulted in, and may continue in the future result in, an increase in interest rates on U.S. government bonds and interest rates more generally.

We expect the commercial real estate markets will continue to improve in 2013, but headwinds still remain due to the uncertainty of the political climate, including budget deficits, tax policy, gridlock, Federal Reserve policy on stimulus and other matters and their impact to the U.S. economy. We would expect that this dynamic, along with global market instability and the risk of maturing CRE debt that may have difficulties being refinanced, to continue to cause periodic volatility in the market for some time. It is currently estimated that approximately $1.0 trillion of CRE debt will mature in the next three years and $1.9 trillion will mature through 2017. While there is an increased supply of lenders to provide such financing, we still anticipate that certain of these loans will not be able to be refinanced, potentially inhibiting growth and contracting credit.

The capital markets began opening up in 2012 and we, and on behalf of NorthStar Income, began to again access the capital markets as evidenced by a securitization financing transaction completed in November 2012, or Securitization 2012-1. Refer to "Financing Strategy" for additional details. The stimulus in the United States helped to increase demand for new CMBS, even though current new issue is still well below historic levels. Industry experts are predicting approximately $70 billion of non-agency CMBS issuance in 2013 (although recent volatility in the credit markets may impact this).

Virtually all commercial real estate property types were adversely impacted by the credit crisis, while others such as land, condominium and other commercial property types were more severely impacted. As a result, cash flows and values associated with properties serving as collateral for our legacy loans are generally weaker than expected when we originated the loans. The degree to which commercial real estate values improve in 2013 in the markets in which our real estate collateral is located will impact the performance of our asset base and the related level of loan loss reserve. Our CRE debt and securities investments, especially our legacy investments, are negatively impacted by weaker real estate market and economic conditions. Slow economic conditions reduce a tenant/operator's ability to make rent payments in accordance with the terms of their leases and for companies to lease new space. To the extent that market rental and occupancy rates are reduced, property-level cash flows are negatively affected as existing leases renew at lower rates and over longer periods of time impact the value of underlying properties and the borrowers' ability to service their outstanding loans.

Many of our CRE debt investments bear interest based on a spread to one-month LIBOR, a floating-rate index based on rates that banks charge each other to borrow. One-month LIBOR as of June 30, 2013 was 0.19%, below its 0.48% average over the past five years. Lower LIBOR has meant lower debt service costs for our borrowers. This dynamic has partially offset decreasing cash flows caused by the more recent challenging economic conditions and helped in extending the life of interest reserves for those CRE debt investments that required interest reserves to service debt.

Our CRE debt business generally lends and borrows based on a spread to LIBOR. As a result, increasing LIBOR should increase the net interest earned from our CRE debt investments. However, some of our non-legacy CRE debt originations have LIBOR floors that are in excess of current LIBOR. We will not benefit from an increase in LIBOR until it is in excess of the floors. The degree in which rates will increase is driven in a significant part by the actions of the Federal Reserve.

CRE securities values are also influenced by credit ratings assigned by the rating agencies. Beginning in 2009 and continuing into late 2011, the rating agencies dramatically changed their ratings methodologies for all securitized asset classes, including commercial real estate. Combined with challenging economic conditions, their reviews resulted in large amounts of rating downgrade actions on our legacy CMBS investments, negatively impacting the fair value of these CMBS and in many cases negatively impacting the CDO financing transactions used by us and others to finance these assets. To some extent, we took advantage of the rating agency downgrades by purchasing $1.2 billion of CMBS in our CDOs in 2009 and 2010 at a weighted average discount to par of approximately 60%.

The value of our real estate portfolio could be adversely impacted by rising interest rates if that translates into rising cap rates. However, because the spread between the 10-year U.S. Treasury and cap rates is currently wider than the historical average, it is not certain that rising U.S. Treasury yields will cause significant upward pressure on cap rates. Rising interest rates should be a leading indicator that the economy is improving and in turn support continued improvement in commercial real estate fundamentals. Weak economic conditions may negatively impact the creditworthiness of our tenants/operators which could result in their inability to meet the terms of their leases. Further, our healthcare properties are also subject to impact from regulatory changes, such as changes to the Medicare and Medicaid programs and state licensing requirements as well as the impact of The Patient Protection and Affordable Care Act that could negatively affect property values. Although we cannot make assurances that our cash flow will not be impacted by changes to these programs, a majority of our assets do not derive revenues from these government programs and we believe assets dependent on these programs have adequate lease coverage to support the rent of our operators.

Our primary business objectives are to invest in commercial real estate assets that we expect will generate attractive risk-adjusted returns and engage in asset management activities that seek to generate stable cash flows for distribution to our stockholders and build long-term franchise value. Our investments may take the form of originating or acquiring senior or subordinate loans and acquiring real estate, as well as pursuing opportunistic CRE investments. We are focused on our asset management business predominately by raising and managing capital on a fee basis from alternate sources, currently our Sponsored Companies.

During the credit crisis covering 2007 to 2010, upon observing the deteriorating market conditions, we responded by decreasing investment activity and preserving capital. At the same time, we focused on raising capital in alternate channels, such as the non-traded REIT market. We currently anticipate that most of our investment activity and uses of available unrestricted cash liquidity will be focused on our businesses of originating and acquiring new loans and investing in real estate, as well as pursuing opportunistic investments in the commercial real estate market across our businesses, including investing in real estate private equity funds and repurchasing our CDO bonds at discounts to par. Availability and cost of capital will impact our profitability and earnings since we must raise new capital to fund a majority of this growth.

As liquidity was more available to stronger sponsors and commercial real estate fundamentals were stabilizing beginning in 2011, we took advantage of this dynamic in terms of both capital raising and investment activity. We raised $808 million of capital to date in 2013 and $724 million of capital in 2012. In addition, we entered into four credit facilities with an aggregate of $440 million to finance the origination of CRE first mortgage loans and the purchase of AAA/Aaa rated CMBS investments. In November 2012, we, and on behalf of NorthStar Income, entered into Securitization 2012-1 to finance debt investments on a permanent, non-recourse, non-mark-to-market basis that were previously financed on credit facilities.

Throughout 2012 and to date in 2013, we actively invested across our businesses. With respect to our loan originations, to date in 2013 we originated nine loans with an aggregate principal amount of $276 million. The weighted average expected return on invested equity of these debt investments is approximately 13%. There is no assurance we will realize the expected returns on invested equity over the term of these investments. Our actual return on invested equity could vary significantly from our expectations.

The following table presents our invested equity in real estate investments made to date in 2013 (dollars in thousands):

In addition, to date in 2013 we have made investments on behalf of NorthStar Income including 11 loan originations with a principal amount of $499 million, PE Investments of $257 million and a "B-piece" with a principal amount of $74 million.

We seek to access a wide range of secured and unsecured debt and public and private equity capital sources to fund our investment activities and asset growth. Since our initial public offering in 2004, we completed preferred and common equity offerings raising aggregate proceeds of approximately $2.1 billion, including raising $474 million from the issuance of common and preferred equity through August 1, 2013. We raised $286 million of long-term, subordinated debt capital that is equity-like in nature due to its 30-year term (at the time of issuance) and limited covenants. In addition, we raised $852 million of unsecured exchangeable senior notes, including $345 million in 2013. As of June 30, 2013, we had $566 million of exchangeable senior notes outstanding.

We use investment-level financing as part of our strategy and we seek to match fund our assets and liabilities by having similar maturities and like-kind interest rate benchmarks (fixed or floating) to manage refinancing and interest rate risk. We seek access to diverse sources of short and long-term financing to enable us to prudently leverage our investments and deliver attractive risk-adjusted returns to our stockholders.

Our legacy CRE debt and securities portfolios are predominantly financed through long-term, non-recourse CDOs. In our N-Star CDOs, rated CDO bonds are issued and backed by pools of collateral originated or acquired by us. Our CDO bonds are non-recourse and the collateral is used to service the interest payments on the rated CDO bonds. After the reinvestment period, principal received from collateral amortizes the CDO bonds, so there is no maturity risk. At the time of issuance, we typically sold all of the investment-grade rated CDO bonds and retained the non-investment grade subordinate classes and equity notes, which we refer to as our retained equity interest in the CDO. Refer to "Liquidity and Capital Resources" for additional details regarding our CDO financing transactions.

In late 2011, we began using secured term credit facilities to partially finance our non-legacy CRE debt and securities investments. The credit facilities currently provide for an aggregate of up to $340 million to finance first mortgage loans and senior loan participations secured by commercial real estate and $100 million to finance the acquisition of AAA/Aaa rated CMBS. We, and on behalf of NorthStar Income, utilize securitization financing transactions, which provide permanent, non-recourse, non-mark-to-market financing for newly-originated non-legacy CRE debt investments that were previously financed on credit facilities. Currently, we have $98 million issued as part of Securitization 2012-1, $122 million outstanding under our loan credit facilities and $17 million outstanding under our CMBS facility. We currently have $301 million of available borrowing under our credit facilities.

Our real estate portfolio and certain REO are typically financed with non-recourse mortgages. We seek to match the term of the financing with the remaining lease term of the net lease and healthcare properties. Regarding our more recent acquisitions of real estate, including the manufactured housing communities and multifamily property investments, we seek long-term, non-recourse, non-mark to market financing that is also assignable and have been able to obtain such financing at very favorable terms.

Given the nature of our CDO financing arrangements for our legacy CRE debt and securities investments, we expect these borrowings to amortize over time as the underlying assets paydown or are sold. CDO liabilities may also be reduced in connection with a liquidation of a CDO such as the recent liquidation of N-Star CDO II (refer to "Liquidity and Capital Resources"). Borrowing levels for non-legacy CRE debt and securities investments may change depending upon the nature of the assets and the related financing. Our financing strategy for our non-legacy CRE debt and securities

investments is dependent on our ability to obtain match-funded borrowings at rates that provide a positive net funding spread.

Credit risk management is our ability to manage our assets in a manner that preserves principal and income and minimizes credit losses that would decrease income. We use many methods to actively manage our asset base to preserve our income and capital. For CRE debt and real estate investments, frequent re-underwriting and dialogue with borrowers/tenants/operators/partners and inspections of our collateral and owned properties have proven to be an effective process for identifying issues early. For our healthcare properties, we also consider the impact of regulatory changes on operator performance and property values. Many of our debt investments also require borrowers to replenish cash reserves for items such as taxes, insurance and future debt service costs. Late replenishments of cash reserves also may be an early indicator there could be a problem with the borrower or collateral. We also may negotiate a modification to debt terms if we believe such modification improves our ability to maximize principal recovery. Modifications may include changes to contractual interest rates, maturity dates and other borrower obligations. When we make a concession, generally through a reduction of an interest rate or extending a maturity date, we may seek to obtain additional collateral, fees and/or upside participation in any value creation of the property in return for the modification, although in a challenging real estate market obtaining additional collateral from struggling borrowers is difficult. As part of our portfolio management process, we evaluate the best alternatives for our loans which in some cases may result in us issuing default notices and beginning proceedings to take title to collateral when the borrower is not complying with the terms of a loan agreement where we believe taking control of the collateral as REO is the best course of action to protect our capital.

In certain circumstances, we may pursue a debt sale or payoff at a discount to our carrying value. We may agree to a discounted sale or payoff where we believe there is an economic benefit from monetizing the asset in advance of its contractual maturity date. When evaluating a sale or payoff at a discount to carrying value, we also consider the impact such transaction may have on our financing structures, corporate borrowing covenants and income.

Securities generally have a more liquid market than debt and real estate, but we typically have very little control over restructuring decisions when there are problems with the underlying collateral. We are a rated special servicer by Standard & Poor's and Fitch Ratings and were approved by Moody's Investor Services in connection with an acquisition of two "B-piece" transactions, one $2.1 billion "B-piece" acquired by us in 2011 and one $1.2 billion "B-piece" acquired by NorthStar Income in 2013. We manage risk in our CRE securities investments by selling assets when we can obtain a price that is attractive relative to its risk. In certain situations, we may sell an asset because there is an opportunity to reinvest the capital into a new asset with a more attractive risk/return profile.

We maintain a comprehensive portfolio management process that generally includes day-to-day oversight by the portfolio management team, weekly management meetings and an exhaustive quarterly credit review process. These processes are designed to enable management to evaluate and proactively manage asset-specific credit issues and identify credit trends on a portfolio-wide basis. Nevertheless, we cannot be certain that our review will identify all issues within our portfolio due to, among other things, adverse economic conditions or events adversely affecting specific assets; therefore, potential future losses may also stem from investments that are not identified by our credit reviews. During the quarterly credit review, or more frequently as necessary, investments are put on highly-monitored status and identified for possible loan loss reserves based upon several factors, including missed or late contractual payments, significant declines in collateral performance and other data which may indicate a potential issue in our ability to recover our capital from the investment.

Many of our debt investments were made to borrowers who had a business plan to improve the collateral and who therefore needed a flexible balance sheet lender. Property cash flows are generally lower today than was projected by the borrower for many of our debt investments when they were originated. As a result, some real estate owners are having trouble refinancing their assets at maturity or selling their properties to recoup their capital. Other owners are having trouble achieving their business plans to the extent they acquired a property to reposition it or otherwise invest capital to increase the property's cash flows.

We generally required borrowers, at the time of origination and/or as required by property performance during the loan term, to pre-fund reserves to cover interest and operating expenses until the property cash flows increased sufficiently to cover debt service costs. We also generally required the borrower to refill these reserves if they became deficient due to underperformance and if the borrower wanted to exercise an extension option under the loan as some of the borrowers had a recourse obligation to do so. Despite more recent low interest rates and improving real estate fundamentals, we expect that in the future some of our borrowers related to our legacy CRE debt investments may still have difficulty servicing such debt.

Each of our debt investments, while primarily backed by CRE collateral, is unique and requires customized portfolio management strategies for dealing with potential credit situations. The complexity of each situation depends on many factors, including the number of collateral properties, the type of property, macro and local market conditions impacting supply/demand, cash flow and collateral, and the financial condition of our borrowers and their willingness to support our collateral.

Our portfolio management process may lead us to the determination that extending and working out a debt investment, rather than pursuing taking title to collateral, is the best course of action to maximize total and long-term value. Our provision for loan loss analysis often requires that we make assumptions regarding collateral value and the timing with regards to when we receive debt service payments, including principal recovery, and as a result, our analysis can be highly subjective and uncertain.

Since our legacy CRE debt and securities investments are predominantly financed in CDOs, our portfolio management process is also focused on actively monitoring and managing our CDO financing transactions. A more detailed discussion of our CDO financing structures is provided in "Liquidity and Capital Resources."

Our consolidated financial statements include the accounts of NorthStar Realty Finance Corp., the Operating Partnership and their consolidated subsidiaries. We consolidate variable interest entities, or VIEs, where we are the primary beneficiary and voting interest entities which are generally majority owned or otherwise controlled by us. All significant intercompany balances are eliminated in consolidation.

A VIE is an entity that lacks one or more of the characteristics of a voting interest entity. A VIE is defined as an entity in which equity investors do not have the characteristics of a controlling financial interest or do not have sufficient equity at risk for the entity to finance its activities without additional subordinated financial support from other parties. The determination of whether an entity is a VIE includes both a qualitative and quantitative analysis. We base the qualitative analysis on our review of the design of the entity, its organizational structure including decision-making ability and relevant financial agreements and the quantitative analysis on the forecasted cash flows of the entity. We

reassess the initial evaluation of an entity as a VIE upon the occurrence of certain reconsideration events.

A VIE must be consolidated only by its primary beneficiary, which is defined as the party who, along with its affiliates and agents has both the: (i) power to direct the activities that most significantly impact the VIE's economic performance; and (ii) obligation to absorb the losses of the VIE or the right to receive the benefits from the VIE, which could be significant to the VIE. We determine whether we are the primary beneficiary of a VIE by considering qualitative and quantitative factors, including, but not limited to: which activities most significantly impact the VIE's economic performance and which party controls such activities; the amount and characteristics of its investment; the obligation or likelihood for us or other interests to provide financial support; consideration of the VIE's purpose and design, including the risks the VIE was designed to create and pass through to its variable interest holders and the similarity with and significance to our business activities and the other interests. We reassess the determination of whether we are the primary beneficiary of a VIE each reporting period. Significant judgments related to these determinations include estimates about the current and future fair value and performance of investments held by these VIEs and general market conditions.

We evaluate our CRE debt and securities, investments in unconsolidated ventures and securitization financing transactions, such as our CDOs and its liabilities to subsidiary trusts issuing preferred securities, to determine whether they are a VIE. We analyze new investments and financings, as well as reconsideration events for existing investments and financings, which vary depending on type of investment or financing.

A voting interest entity is an entity in which the total equity investment at risk is sufficient to enable it to finance its activities independently and the equity holders have the power to direct the activities of the entity that most significantly impact its economic performance, the obligation to absorb the losses of the entity and the right to receive the residual returns of the entity. The usual condition for a controlling financial interest in a voting interest entity is ownership of a majority voting interest. If we have a majority voting interest in a voting interest entity, the entity will generally be consolidated. We do not consolidate a voting interest entity if there are substantive participating and/or kick-out rights by other parties.

We perform on-going reassessments of whether entities previously evaluated under the majority voting interest framework have become VIEs, based on certain events, and therefore subject to the VIE consolidation framework.

We have non-controlling, unconsolidated ownership interests in entities that may be accounted for using the equity method, at fair value or the cost method.

Under the equity method, the investment is adjusted each period for capital contributions and distributions and our share of the entity's net income (loss). Capital contributions, distributions and net income (loss) of such entities are recorded in accordance with the terms of the governing documents. Allocations of net income (loss) may differ from the stated ownership percentage interest in such entities as a result of preferred returns and allocation formulas, if any, as described in such governing documents.

We may account for an investment in an unconsolidated entity at fair value by electing the fair value option. We elected the fair value option for PE Investments. PE Investments are recorded as investments in private equity funds, at fair value on the consolidated balance sheets. We record the change in fair value for our share of the projected future cash flows of PE Investments from one

period to another in equity in earnings (losses) from unconsolidated subsidiaries in the consolidated statements of operations. Any change in fair value attributed to market related assumptions are considered unrealized gain (loss).

We may account for investments that do not qualify for equity method accounting or for which the fair value option was not elected using the cost method if we determine the investment in the unconsolidated entity is insignificant. Under the cost method, equity in earnings is recorded as dividends are received to the extent they are not considered a return of capital, which is recorded as a reduction of cost of the investment.

The fair value option provides an election that allows a company to irrevocably elect fair value for certain financial assets and liabilities on an instrument-by-instrument basis at initial recognition. We will generally not elect the fair value option for our assets and liabilities. However, we may elect to apply the fair value option for certain investments. Any change in fair value for assets and liabilities for which the election is made is recognized in earnings.

The fair value of financial instruments is categorized based on the priority of the inputs to the valuation technique and categorized into a three-level fair value hierarchy. The fair value hierarchy gives the highest priority to quoted prices in active markets for identical assets or liabilities (Level 1) and the lowest priority to unobservable inputs (Level 3). If the inputs used to measure the financial instruments fall within different levels of the hierarchy, the categorization is based on the lowest level input that is significant to the fair value measurement of the instrument.

Financial assets and liabilities recorded at fair value on our consolidated balance sheets are categorized based on the inputs to the valuation techniques as follows:

Financial assets and liabilities recorded at fair value on a recurring basis are classified in their entirety based on the lowest level of input that is significant to the fair value measurement. Management determines the prices are representative of fair value through a review of available data, including observable inputs, recent transactions as well as our knowledge and experience of the market.

Interest income is recognized on an accrual basis and any related premium, discount, origination costs and fees are amortized over the life of the investment using the effective interest method. The amortization is reflected as an adjustment to interest income in our consolidated statements of operations. The amortization of a premium or accretion of a discount is discontinued if such loan is reclassified to held for sale.

Loans acquired at a discount with deteriorated credit quality are accreted to expected recovery, which takes into consideration the contractual cash flows of the loan, adjusted for the impact of any prepayments, and expected future cash flows we expect to receive. We continue to estimate the amount of recovery over the life of such loans. A subsequent change in expected future cash flows is recognized as an adjustment to the accretable yield prospectively over the remaining life of such loan.

Rental and escalation income from operating real estate is derived from leasing of space to various types of tenants and healthcare operators. The leases are for fixed terms of varying length and generally provide for annual rentals and expense reimbursements to be paid in monthly installments. Rental income from leases is recognized on a straight-line basis over the term of the respective leases. The excess of rents recognized over amounts contractually due pursuant to the underlying leases are included in unbilled rent receivable on our consolidated balance sheets. Escalation income represents revenue from tenant/operator leases which provide for the recovery of all or a portion of the operating expenses and real estate taxes paid by us on behalf of the respective property. This revenue is accrued in the same period as the expenses are incurred.

Interest income is recognized using the effective interest method with any premium or discount amortized or accreted through earnings based on expected cash flows through the expected maturity date of the security. Changes to expected cash flows may result in a change to the yield which is then applied retrospectively for high-credit quality securities, or prospectively for all other securities to recognize interest income.

Commission income represents income earned from selling equity in our Sponsored Companies through NorthStar Realty Securities while such companies are raising capital for their primary offering. Commission income is accrued on a trade date basis. We are currently raising capital for NorthStar Healthcare and expect to begin raising capital for NorthStar Income II in the near term. NorthStar Income, our first Sponsored Company, completed its $1.1 billion primary offering on July 1, 2013.

Advisory and other fees include fees earned from the management of our Sponsored Companies and are recognized in the period during which the related services are performed and the amounts have been contractually earned.

Loans are considered impaired when based on current information and events, it is probable that we will not be able to collect principal and interest amounts due according to the contractual terms. We assess the credit quality of the portfolio and adequacy of loan loss reserves on a quarterly basis, or more frequently as necessary. Significant judgment of management is required in this analysis. We consider the estimated net recoverable value of the loan as well as other factors, including but not limited to the fair value of any collateral, the amount and the status of any senior debt, the quality and financial condition of the borrower and the competitive situation of the area where the underlying collateral is located. Because this determination is based on projections of future economic events, which are inherently subjective, the amount ultimately realized may differ materially from the carrying value as of the balance sheet date. If upon completion of the assessment, the estimated fair value of the underlying collateral is less than the net carrying value of the loan, a loan loss reserve is recorded with a corresponding charge to provision for loan losses. The loan loss reserve for each loan is maintained at a level that is determined to be adequate by management to absorb probable losses.

Income recognition is suspended for a loan at the earlier of the date at which payments become 90-days past due or when, in the opinion of management, a full recovery of income and principal becomes doubtful. When the ultimate collectability of the principal of an impaired loan is in doubt, all payments are applied to principal under the cost recovery method. When the ultimate collectability of the principal of an impaired loan is not in doubt, contractual interest is recorded as interest income when received, under the cash basis method until an accrual is resumed when the loan becomes contractually current and performance is demonstrated to be resumed. A loan is written off when it is no longer realizable and/or legally discharged.

Our real estate portfolio is reviewed on a quarterly basis, or more frequently as necessary, to assess whether there are any indicators that the value of our operating real estate may be impaired or that its carrying value may not be recoverable. A property's value is considered impaired if management's estimate of the aggregate expected future undiscounted cash flows generated by the property is less than the carrying value. In conducting this review, management considers U.S. macroeconomic factors, real estate sector conditions and asset specific and other factors. To the extent an impairment has occurred, the loss is measured as the excess of the carrying value of the property over the estimated fair value and recorded in impairment on operating real estate in our consolidated statements of operations.

Allowances for doubtful accounts for tenant/operator receivables are established based on a periodic review of aged receivables resulting from estimated losses due to the inability of tenants/operators to make required rent and other payments contractually due. Additionally, we establish, on a current basis, an allowance for future tenant/operator credit losses on unbilled rent receivable based on an evaluation of the collectability of such amounts.

We review our equity investments in unconsolidated ventures for which we did not elect the fair value option on a quarterly basis, or more frequently as necessary, to assess whether there are any indicators that the value may be impaired or that its carrying value may not be recoverable. An investment is considered impaired if the projected net recoverable amount over the expected holding period is less than the carrying value. In conducting this review, we consider U.S. macroeconomic factors, including real estate sector conditions, together with asset specific and other factors. To the extent an impairment has occurred and is considered to be other than temporary, the loss is measured

as the excess of the carrying value of the investment over the estimated fair value and recorded in provision for loss on equity investment in our consolidated statements of operations.

CRE securities for which the fair value option is elected are not evaluated for other-than-temporary impairment, or OTTI, as any change in fair value is recorded in our consolidated statements of operations. Realized losses on such securities are reclassified to realized gain (loss) on investments and other as losses occur.

CRE securities for which the fair value option is not elected, which predominately includes AAA/Aaa rated CMBS, are evaluated for OTTI quarterly. Impairment of a security is considered to be other-than-temporary when: (i) the holder has the intent to sell the impaired security; (ii) it is more likely than not the holder will be required to sell the security; or (iii) the holder does not expect to recover the entire amortized cost of the security. When a CRE security has been deemed to be other-than-temporarily impaired, the security is written down to its fair value. The amount of OTTI is then bifurcated into: (i) the amount related to expected credit losses; and (ii) the amount related to fair value adjustments in excess of expected credit losses. The portion of OTTI related to expected credit losses is recognized in our consolidated statements of operations. The remaining OTTI related to the valuation adjustment is recognized as a component of accumulated OCI in our consolidated statements of equity. The portion of OTTI recognized through earnings is accreted back to the amortized cost basis of the security through interest income, while amounts recognized through OCI are amortized over the life of the security with no impact on earnings.

Refer to our Annual Report on Form 10-K for the fiscal year ended December 31, 2012 for a complete discussion of our critical accounting policies.

In December 2011, the Financial Accounting Standards Board, or FASB, issued an accounting update that concluded when a parent ceases to have a controlling financial interest in a subsidiary that is in substance real estate as a result of default on the subsidiary's non-recourse borrowing, the reporting entity must apply sales accounting to the real estate to determine whether it should derecognize the in substance real estate. The reporting entity is precluded from derecognizing the real estate until legal ownership has been transferred to the lender to satisfy the borrowing. The requirements of the accounting update were effective for us in the first quarter 2013 and are applied on a prospective basis. We adopted the provisions of the update and it did not have a material impact on our consolidated financial statements.

In February 2013, the FASB issued an accounting update to present the reclassification adjustments to OCI by component on the face of the statement of operations or in the notes to our consolidated financial statements. For other amounts that are not required under U.S. GAAP to be reclassified in their entirety into earnings, an entity is required to cross-reference to other disclosures required under U.S. GAAP to provide additional detail about those amounts. We adopted the provisions of the update and it did not have a material impact on the consolidated financial statements.

Comparison of the Three Months Ended June 30, 2013 to June 30, 2012 (Dollars in Thousands):

	Three Months Ended June 30,						Increase (Decrease)

	2013			2012			Amount			%
Net interest income
Interest income	$	73,148		$	79,993		$	(6,845	)		(8.6	)%
Interest expense on debt and securities		11,588			12,531			(943	)		(7.5	)%

Net interest income on debt and securities		61,560			67,462			(5,902	)		(8.7	)%
Other revenues
Rental and escalation income		65,213			28,319			36,894			130.3	%
Commission income, related party		32,635			8,679			23,956			276.0	%
Advisory and other fees, related party		5,787			2,742			3,045			111.1	%
Other revenue		1,130			1,526			(396	)		(26.0	)%

Total other revenues		104,765			41,266			63,499			153.9	%
Expenses
Other interest expense		34,814			22,134			12,680			57.3	%
Real estate properties—operating expenses		18,048			4,250			13,798			324.7	%
Asset management expenses		1,506			787			719			91.4	%
Commission expense		29,506			7,889			21,617			274.0	%
Transaction costs		6,750			200			6,550			3,275.0	%
Provision for loan losses, net		—			6,537			(6,537	)		(100.0	)%
General and administrative
Salaries and equity-based compensation		17,129			14,873			2,256			15.2	%
Other general and administrative		6,654			5,087			1,567			30.8	%

Total general and administrative		23,783			19,960			3,823			19.2	%
Depreciation and amortization		21,849			12,569			9,280			73.8	%

Total expenses		136,256			74,326			61,930			83.3	%

Income (loss) from operations		30,069			34,402			(4,333	)		(12.6	)%
Equity in earnings (losses) of unconsolidated ventures		15,119			(336	)		15,455			4,599.7	%
Unrealized gain (loss) on investments and other		(58,663	)		(115,648	)		56,985			49.3	%
Realized gain (loss) on investments and other		12,962			5,195			7,767			149.5	%

Income (loss) from continuing operations		(513	)		(76,387	)		75,874			99.3	%
Income (loss) from discontinued operations		(33	)		(19	)		(14	)		(73.7	)%
Gain on sale from discontinued operations		—			285			(285	)		(100.00	)%

Net income (loss)	$	(546	)	$	(76,121	)	$	75,575			99.3	%

Net interest income is generated on our interest-earning assets and related interest-bearing liabilities and is recorded as part of our non-legacy and legacy CRE debt and securities segments. For assets financed in a CDO, the legacy CRE debt and securities segments are based on the primary collateral of the CDO financing transaction and as such may include other types of investments.

The following table presents the average balance of interest-earning assets and related interest-bearing liabilities, associated interest income and expense and corresponding yield earned and

incurred for the three months ended June 30, 2013 and 2012. Amounts presented have been impacted by the timing of new investments and repayments during the period (dollars in thousands):

	Three Months Ended June 30,

	2013							2012
	Average Carrying Value(2)		Interest Income/ Expense(3)		WA Yield/ Financing Cost(4)			Average Carrying Value(2)		Interest Income/ Expense(3)		WA Yield/ Financing Cost(4)
*Interest-earning assets:(1)*
CRE debt investments	$	1,847,314	$	35,388		7.66	%	$	1,733,156	$	32,555		7.51	%
CRE securities investments		1,610,921		37,760		9.38	%		2,165,795		47,438		8.76	%

	$	3,458,235		73,148		8.46	%	$	3,898,951		79,993		8.21	%

*Interest-bearing liabilities:(1)*
CDO bonds payable	$	2,866,400	$	9,238		3.51	%	$	3,496,614	$	11,821		3.76%	(5)
Securitization bonds payable		98,001		781		3.19	%		NA		—		NA
Credit facilities		97,312		1,426		5.86	%		101,072		567		2.24	%
Secured term loan		14,609		143		3.92	%		14,682		143		3.90	%

	$	3,076,322		11,588		3.58	%	$	3,612,368		12,531		3.71	%

Net interest income			$	61,560						$	67,462

Interest income decreased $6.8 million, primarily attributable to decreased interest income on legacy investments ($8.4 million) and CSE CDO ($5.9 million), offset by additional income associated with an investment in our CDO bonds ($0.4 million) and increased interest income related to non-legacy CRE debt and securities investments ($7.1 million).

Interest expense decreased $0.9 million, primarily attributable to lower interest expense related to repurchases and paydowns of CDO bonds payable ($2.1 million), offset by new borrowings on non-legacy investments through credit facilities and Securitization 2012-1 ($1.2 million).

Rental and escalation income increased $36.9 million, primarily attributable to new investments in our real estate segment ($34.1 million) and higher income related to new REO in our legacy CRE debt segment ($3.3 million), offset by lower income on our net lease and healthcare properties in our real estate segment ($0.5 million).

Commission income is generated in our asset management business and currently represents income earned for selling equity in NorthStar Income through NorthStar Realty Securities. The increase of $24.0 million in commission income is attributable to our increased capital raising velocity in 2013.

Advisory and other fees are generated in our asset management business and increased $3.0 million due to increased fees from managing NorthStar Income.

Other revenue decreased $0.4 million due to decreases in various fees such as special servicing fees, draw fees and late fees.

Other interest expense increased $12.7 million, primarily attributable to increased interest expense related to new mortgage notes payable associated with new investments in our real estate segment ($10.3 million), new exchangeable senior notes at the corporate level ($2.1 million) and new mortgage notes payable associated with new REO in our real estate debt segment ($0.6 million), offset by decreased interest expense from principal paydowns on mortgage notes payable in our real estate segment ($0.1 million) and junior subordinated notes at the corporate level ($0.2 million).

Real estate properties operating expenses increased $13.8 million, primarily attributable to new investments in our real estate segment ($12.1 million) and new REO in our legacy CRE debt segment ($1.5 million).

Asset management expenses increased $0.7 million and consisted of costs primarily related to managing our legacy CRE debt investments and CDO financing transactions and are recorded as part of our legacy CRE debt and securities segments. These amounts include legal and consulting fees for loan modifications and restructurings and other expenses associated with managing our CDO financing transactions.

Commission expense is incurred in our asset management business and represents fees to broker-dealers with whom we have distribution agreements to raise capital in the non-traded REIT market and commissions related to NorthStar Realty Securities. The increase of $21.6 million in commission expense corresponds with the increased commission income.

Transaction costs represent costs such as professional fees associated with new investments. For the three months ended June 30, 2013, transaction costs of $6.8 million related to PE Investment II and our acquisition of real estate properties, all in our real estate segment. For the three months ended

June 30, 2012, transaction costs of $0.2 million related to costs for transactions that were not completed.

Provision for loan losses, net on our CRE debt investments decreased $6.5 million. We did not record any provision for loan losses for the three months ended June 30, 2013. Provision for loan losses, net of $6.5 million for the three months ended June 30, 2012 related to two debt investments, including $6.3 million for mezzanine loans and $0.2 million for first mortgage loans.

General and administrative expenses are principally incurred at the corporate level except as it relates to compensation expense and other costs incurred at our broker-dealer which is part of our asset management segment.

General and administrative expenses increased $3.8 million primarily attributable to the following:

Salaries and equity-based compensation expense increased $2.3 million primarily due to compensation from higher staffing levels to accommodate our new business activities ($2.8 million), equity compensation for the 2012 long-term incentive plan ($0.8 million) and the allocation of costs to our advised Sponsored Companies, offset by decreased equity compensation for the 2009 and 2010 long-term incentive plans ($0.4 million and $1.4 million, respectively).

Other general and administrative expenses increased $1.6 million at the corporate level primarily due to increased legal fees related to general corporate work, offset by the allocation of costs to our advised Sponsored Companies.

Depreciation and amortization expense increased $9.3 million, primarily related to new acquisitions in our real estate segment.

Equity in earnings of unconsolidated ventures increased $15.5 million, primarily attributable to PE Investment I in our real estate segment ($14.4 million), income from new investments in our non-legacy CRE debt and securities segment ($0.5 million) and decreased losses from equity investments in our legacy CRE debt segment ($0.6 million).

Unrealized gain (loss) on investments and other is primarily related to the non-cash change in fair value adjustments and the remaining amount is related to net cash payments on interest rate swaps. Any change in fair value related to securities, CDO bonds payable and related derivatives and the associated net cash payments on interest rate swaps is primarily part of our legacy CRE debt and securities segments while any change in fair value and net cash payments on interest rate swaps related to junior subordinated notes are at the corporate level.

For the three months ended June 30, 2013, the $58.7 million net unrealized loss primarily related to our legacy CRE debt and securities business and included unrealized losses on CDO bonds payable ($77.1 million) and net cash payments on interest rate swaps ($15.9 million), offset by net unrealized gains on our legacy CRE securities investments ($25.8 million) and derivative instruments ($22.4 million). The remaining change related to unrealized losses on our junior subordinated notes ($13.8 million) at the corporate level.

For the three months ended June 30, 2012, the $115.6 million net unrealized loss primarily related to our legacy CRE debt and securities business and included net unrealized losses on CDO bonds payable ($86.3 million), unrealized losses on our legacy CRE securities investments ($29.6 million) and net cash payments on interest rate swaps ($21.1 million), offset by and unrealized gains on derivative instruments ($5.8 million). The remaining change related to unrealized gains on our junior subordinated notes ($15.6 million) at the corporate level.

Realized gains (losses) are principally related to our legacy CRE debt and securities business. Realized gains of $13.0 million for the three months ended June 30, 2013 consisted primarily of net realized gains from the sale of timeshare units ($7.8 million), gain from the liquidation of N-Star CDO II ($7.0 million), gains from the sale of CRE debt and securities investments ($0.7 million), foreign currency remeasurement gain ($0.8 million) and gains from the sale of manufactured homes ($0.4 million), offset by losses related to certain CRE securities investments ($3.8 million).

Realized gains of $5.2 million for the three months ended June 30, 2012 consisted primarily of net realized gains from the sale of CRE debt and securities investments ($9.4 million), net realized gains from the sale of timeshare units ($6.2 million) and gains from the sale of land in Arizona and Florida ($1.0 million), offset by losses on the repurchases of CDO bonds ($7.9 million), foreign currency remeasurement loss ($3.3 million) and losses related to certain CRE securities investments ($0.2 million).

Income (loss) from discontinued operations represents the operations of properties sold or classified as held for sale during the period and are included as part of our legacy CRE debt and securities segments. For the three months ended June 30, 2013 and 2012, income (loss) from discontinued operations of an immaterial amount for both periods, related to one healthcare property located in Kentucky classified as held for sale and one multifamily property located in Texas that was sold in 2012.

For the three months ended June 30, 2013, there was no gain on sale from discontinued operations. Gain on sale from discontinued operations for the three months ended June 30, 2012 related to the sale of an office property in Indiana.

Comparison of the Six Months Ended June 30, 2013 to June 30, 2012 (Dollars in Thousands):

	Six Months Ended June 30,						Increase (Decrease)

	2013			2012			Amount			%
Net interest income
Interest income	$	143,483		$	160,809		$	(17,326	)		(10.8	)%
Interest expense on debt and securities		22,985			26,265			(3,280	)		(12.5	)%

Net interest income on debt and securities		120,498			134,544			(14,046	)		(10.4	)%
Other revenues
Rental and escalation income		104,109			55,981			48,128			86.0	%
Commission income, related party		49,575			16,078			33,497			208.3	%
Advisory and other fees, related party		10,295			3,259			7,036			215.9	%
Other revenue		1,674			1,630			44			2.7	%

Total other revenues		165,653			76,948			88,705			115.3	%
Expenses
Other interest expense		61,064			43,698			17,366			39.7	%
Real estate properties—operating expenses		26,690			8,369			18,321			218.9	%
Asset management expenses		2,813			3,071			(258	)		(8.4	)%
Commission expense		44,875			14,469			30,406			210.1	%
Transaction costs		10,503			2,433			8,070			331.7	%
Provision for loan losses, net		2,336			13,377			(11,041	)		(82.5	)%
General and administrative
Salaries and equity-based compensation		35,459			28,072			7,387			26.3	%
Other general and administrative		11,680			9,190			2,490			27.1	%

Total general and administrative		47,139			37,262			9,877			26.5	%
Depreciation and amortization		36,923			24,784			12,139			49.0	%

Total expenses		232,343			147,463			84,880			57.6	%

Income (loss) from operations		53,808			64,029			(10,221	)		(16.0	)%
Equity in earnings (losses) of unconsolidated ventures		23,432			(837	)		24,269			(2,899.5	)%
Other income (loss)		—			20,258			(20,258	)		(100.00	)%
Unrealized gain (loss) on investments and other		(45,078	)		(211,054	)		165,976			78.6	%
Realized gain (loss) on investments and other		17,044			20,547			(3,503	)		(17.0	)%

Income (loss) from continuing operations		49,206			(107,057	)		156,263			(146.0	)%
Income (loss) from discontinued operations		(56	)		94			(150	)		(159.6	)%
Gain on sale from discontinued operations		—			285			(285	)		(100.0	)%

Net income (loss)	$	49,150		$	(106,678	)	$	155,828			(146.1	)%

The following table presents the average balance of interest-earning assets and related interest-bearing liabilities, associated interest income and expense and corresponding yield earned and

incurred for the six months ended June 30, 2013 and 2012. Amounts presented have been impacted by the timing of new investments and repayments during the period (dollars in thousands):

	Six Months Ended June 30,

	2013							2012
	Average Carrying Value(2)		Interest Income/ Expense(3)		WA Yield/ Financing Cost(4)			Average Carrying Value(2)		Interest Income/ Expense(3)		WA Yield/ Financing Cost(4)
*Interest-earning assets:(1)*
CRE debt investments	$	1,842,286	$	66,154		7.18	%	$	1,725,631	$	65,434		7.58	%
CRE securities investments		1,671,642		77,329		9.25	%		2,215,716		95,375		8.61	%

	$	3,513,928		143,483		8.17	%	$	3,941,347		160,809		8.16	%

*Interest-bearing liabilities:(1)*
CDO bonds payable	$	2,976,807		19,029		3.47	%(5)	$	3,591,248	$	24,949		3.74%	(5)
Securitization bonds payable		98,002		1,582		3.23	%		NA		—		NA
Credit facilities		85,237		2,090		4.90	%		88,801		1,030		2.32	%
Secured term loan		14,627		284		3.88	%		14,682		286		3.90	%

	$	3,174,673		22,985		3.51	%	$	3,694,731		26,265		3.71	%

Net interest income			$	120,498						$	134,544

Interest income decreased $17.3 million, primarily attributable to decreased interest income on legacy investments ($22.6 million) and CSE CDO ($12.3 million), offset by additional income associated with an investment in our CDO bonds ($4.1 million) and increased interest income related to non-legacy CRE debt and securities investments ($13.4 million).

Interest expense decreased $3.3 million, primarily attributable to lower interest expense related to repurchases and paydowns of CDO bonds payable ($5.5 million), offset by new borrowings on non-legacy investments through credit facilities and Securitization 2012-1 ($2.2 million).

Rental and escalation income increased $48.1 million, primarily attributable to new investments in our real estate segment ($42.5 million) and higher income related to new REO in our legacy CRE debt segment ($6.3 million), offset by lower income on our net lease and healthcare properties in our real estate segment ($0.7 million).

Commission income is generated in our asset management business and currently represents income earned for selling equity in NorthStar Income through NorthStar Realty Securities. The increase of $33.5 million in commission income is attributable to our increased capital raising velocity in 2013.

Advisory and other fees are generated in our asset management business and increased $7.0 million due to increased fees from managing NorthStar Income.

Other revenue increased an immaterial amount due to increases in various fees such as special servicing fees, draw fees and late fees.

Other interest expense increased $17.4 million, primarily attributable to increased interest expense related to new mortgage notes payable associated with new investments in our real estate segment ($12.8 million), new exchangeable senior notes at the corporate level ($4.2 million) and new mortgage notes payable associated with new REO in our real estate debt segment ($1.1 million), offset by decreased interest expense from principal paydowns on mortgage notes payable in our real estate segment ($0.2 million) and junior subordinated notes at the corporate level ($0.6 million).

Real estate properties operating expenses increased $18.3 million, primarily attributable to new investments in our real estate segment ($14.8 million) and new REO in our legacy CRE debt segment ($3.3 million).

Asset management expenses decreased $0.3 million and consisted of costs primarily related to managing our legacy CRE debt investments and CDO financing transactions and are recorded as part of our legacy CRE debt and securities segments. These amounts include legal and consulting fees for loan modifications and restructurings and other expenses associated with managing our CDO financing transactions.

Commission expense is incurred in our asset management business and represents fees to broker-dealers with whom we have distribution agreements to raise capital in the non-traded REIT market and commissions related to NorthStar Realty Securities. The increase of $30.4 million in commission expense corresponds with the increased commission income.

Transaction costs represent costs such as professional fees associated with new investments. For the six months ended June 30, 2013, transaction costs of $10.5 million related to PE Investments and our acquisition of real estate properties, all in our real estate segment. For the six months ended June 30, 2012, transaction costs of $2.4 million related to costs for transactions that were not completed.

Provision for loan losses, net on our CRE debt investments decreased $11.0 million. Provision for loan losses, net of $2.3 million for the six months ended June 30, 2013 related to a provision for loan loss on a mezzanine loan ($6.3 million), offset by a reversal of provision for loan loss for a mezzanine loan for which we contemporaneously took title to the collateral ($4.0 million). Provision for loan losses, net of $13.4 million for the six months ended June 30, 2012 related to five debt investments, including $11.6 million for mezzanine loans, $1.2 million for subordinated mortgage interests and $0.6 million for first mortgage loans.

General and administrative expenses increased $9.9 million primarily attributable to the following:

Salaries and equity-based compensation expense increased $7.4 million primarily due to compensation from higher staffing levels to accommodate our new business activities ($5.7 million), equity compensation in the form of limited partnership interests in the Operating Partnership which are structured as profits interests ($4.6 million) and equity compensation for the 2012 and 2011 long-term incentive plans ($1.1 million and $0.2 million, respectively), offset by decreased equity compensation for the 2009 and 2010 long-term incentive plans ($0.8 million and $2.9 million, respectively) and the allocation of costs to our advised Sponsored Companies.

Other general and administrative expenses increased $2.5 million at the corporate level primarily due to increased legal fees related to general corporate work, offset by the allocation of costs to our advised Sponsored Companies.

Depreciation and amortization expense increased $12.1 million, primarily related to new acquisitions in our real estate segment.

Equity in earnings of unconsolidated ventures increased $24.3 million, primarily attributable to PE Investment I in our real estate segment ($22.0 million), income from new investments in our non-legacy CRE debt and securities segment ($1.4 million) and decreased losses from equity investments in our legacy CRE debt segment ($0.8 million).

Other income (loss) of $20.3 million for the six months ended June 30, 2012 was primarily comprised of a reversal of a loss accrual previously recorded related to certain litigation in our real estate segment.

securities segments while any change in fair value and net cash payments on interest rate swaps related to junior subordinated notes are at the corporate level.

For the six months ended June 30, 2013, the $45.1 million net unrealized loss primarily related to our legacy CRE debt and securities business and included unrealized losses on CDO bonds payable ($149.4 million) and net cash payments on interest rate swaps ($32.7 million), offset by net unrealized gains on our legacy CRE securities investments ($122.3 million) and derivative instruments ($38.2 million). The remaining change related to unrealized losses on our junior subordinated notes ($23.4 million) at the corporate level.

For the six months ended June 30, 2012, the $211.1 million net unrealized loss primarily related to our legacy CRE debt and securities business and included net unrealized losses on CDO bonds payable ($209.5 million) and net cash payments on interest rate swaps ($42.6 million), offset by unrealized gains on our legacy CRE securities investments ($24.9 million) and unrealized gains on derivative instruments ($20.3 million). The remaining change related to unrealized losses on our junior subordinated notes ($4.2 million) at the corporate level.

Realized gains (losses) are principally related to our legacy CRE debt and securities business. Realized gains of $17.0 million for the six months ended June 30, 2013 consisted primarily of net realized gains from the sale of timeshare units ($11.7 million), gains from the sale of CRE debt and securities investments ($5.2 million), gain from the liquidation of N-Star CDO II ($7.0 million) and gain on sale of manufactured homes ($0.4 million), offset by foreign currency remeasurement loss ($0.9 million), net losses on repurchases of CDO bonds ($2.4 million) and losses related to certain CRE securities investments ($4.0 million).

Realized gains of $20.5 million for the six months ended June 30, 2012 consisted primarily of net realized gains from the sale of CRE debt and securities investments ($16.1 million), net realized gains from the sale of timeshare units ($11.2 million) and gains from the sale of land in Arizona and Florida ($3.0 million), offset by losses on the repurchases of CDO bonds ($8.2 million) and foreign currency remeasurement loss ($1.6 million).

Income (loss) from discontinued operations represents the operations of properties sold or classified as held for sale during the period and are included as part of our legacy CRE debt and securities segments. For the six months ended June 30, 2013 and 2012, income (loss) from discontinued operations of an immaterial amount for both periods, related to one healthcare property located in Kentucky classified as held for sale and one multifamily property located in Texas that was sold in 2012.

For the six months ended June 30, 2013, there was no gain on sale from discontinued operations. Gain on sale from discontinued operations for the six months ended June 30, 2012 related to the sale of an office property in Indiana.

We require significant capital to fund our investment activities and operating expenses. Our capital sources may include cash flow from operations, net proceeds from asset repayments and sales, borrowings under credit facilities, financings secured by our assets such as mortgage notes, securitization financing transactions, long-term senior and subordinate corporate capital such as senior

term loans, senior exchangeable notes, trust preferred securities, perpetual preferred stock and common stock.

We seek to meet our long-term liquidity requirements, including the repayment of borrowings and our investment funding needs, through existing cash resources, issuance of debt or equity capital and the liquidation or refinancing of assets. Nonetheless, our ability to meet a long-term (beyond one year) liquidity requirement may be subject to obtaining additional debt and equity financing. Any decision by our lenders and investors to provide us with financing will depend upon a number of factors, such as our compliance with the terms of our existing credit arrangements, our financial performance, industry or market trends, the general availability of and rates applicable to financing transactions, such lenders' and investors' resources and policies concerning the terms under which they make capital commitments and the relative attractiveness of alternative investment or lending opportunities.

As a REIT, we are required to distribute at least 90% of our annual REIT taxable income to our stockholders, including taxable income where we do not receive corresponding cash, and we intend to distribute all or substantially all of our REIT taxable income in order to comply with the REIT distribution requirements of the Internal Revenue Code and to avoid federal income tax and the non-deductible excise tax. In the past, we maintained high unrestricted cash balances relative to the historical difference between our distributions and cash provided by operating activities. On a quarterly basis, our board of directors determines an appropriate common stock dividend based upon numerous factors, including CAD, AFFO, REIT qualification requirements, availability of existing cash balances, borrowing capacity under existing credit agreements, access to cash in the capital markets and other financing sources, our view of our ability to realize gains in the future through appreciation in the value of our assets, general economic conditions and economic conditions that more specifically impact our business or prospects. Future dividend levels are subject to adjustment based upon our evaluation of the factors described above, as well as other factors that our board of directors may, from time-to-time, deem relevant to consider when determining an appropriate common stock dividend.

We currently believe that our existing sources of funds should be adequate for purposes of meeting our short-term liquidity needs. Unrestricted cash as of August 1, 2013 was approximately $220 million.

We, and on behalf of NorthStar Income, entered into a securitization financing transaction which provides permanent, non-recourse, non-mark-to-market financing for a portion of our CRE debt investments. We expect to execute similar transactions to finance our newly-originated debt investments that might initially be financed on our credit facilities.

In November 2012, we entered into Securitization 2012-1, a $351 million securitization financing transaction which provides permanent, non-recourse, non-mark-to-market financing and is collateralized by CRE debt investments originated by us and on behalf of NorthStar Income. A total of $228 million of bonds were issued, $98 million of which was used to finance the assets we contributed, representing an advance rate of 65% and a weighted average coupon of LIBOR plus 1.63%. We used the proceeds to repay $95 million of borrowings on our loan facilities.

In November 2011, July 2012 and March 2013, we entered into three separate credit facilities that provide an aggregate of $340 million to finance the origination of first mortgage loans and senior loan participations secured by commercial real estate. The interest rate and advance rate depend on asset

type and characteristic. Initial maturity dates for these facilities range from November 2013 to July 2015 and all have extensions available at our option, subject to the satisfaction of customary conditions, with maturity dates extending through July 2018.

Currently, we have $231 million principal amount of CRE debt investments financed with $122 million from the loan facilities resulting in an expected return on invested equity of approximately 13%. We currently have $218 million of available borrowing under our loan facilities. There is no assurance we will realize this expected return on invested equity over the term of these investments. Our actual return on invested equity could vary significantly from our expectations.

In October 2011, we entered into a credit facility that provides for $100 million to finance the acquisition of AAA/Aaa-rated CMBS and has an initial term of two years with a one-year extension option at our election subject to the satisfaction of certain customary conditions. Borrowings accrue interest at a per annum pricing rate equal to 1.65%, subject to adjustment.

Currently, we have $19 million principal amount of CMBS with a weighted average current yield of 4.0% financed with $17 million at a weighted average financing cost over the expected life of 1.6%, resulting in an expected return on invested equity of approximately 20%. There is no assurance we will realize this expected return on invested equity over the term of these investments. Our actual return on invested equity could vary significantly from our expectations.

Our loan and CMBS facilities contain representations, warranties, covenants, conditions precedent to funding, events of default and indemnities that are customary for agreements of this type. We are currently in compliance with all of our financial covenants.

All of our legacy CDOs are past the reinvestment period. During the reinvestment period, we were allowed to reinvest principal proceeds from the underlying collateral into qualifying replacement collateral without having to repay the liabilities. $39 million principal amount of our CRE debt investments financed in our CDOs have their maturity date in the remainder of 2013, of which $5 million principal amount contain extension options of at least one year. We expect that a majority of these debt investments may have their maturities extended beyond 2013 based on the contractual extension option or through modification with the expectation that future periods will have more attractive economic conditions and cheaper debt capital available for refinancing. It is therefore difficult to estimate the amount of proceeds we will recover from the underlying collateral and since we are past the reinvestment period, such amounts will be used to amortize the senior CDO bonds.

Our CDO financing transactions require that the underlying assets meet a collateral value coverage test, or OC test (as defined by each applicable indenture) in order for us to receive regular cash flow distributions. Primarily rating downgrades and/or defaults of CMBS and other securities can reduce the deemed value of the security in measuring the OC test, depending upon the level of downgrade. Also, defaults in our CRE debt investments can reduce the OC test. At the end of the reinvestment period, our ability to maintain the OC and interest coverage, or IC, tests may be negatively impacted since we will not be able to reinvest principal in these CDOs. Failing such tests means that cash flow that would normally be distributed to us would be used to amortize the senior CDO bonds until the tests are back in compliance. In such cases, this could decrease cash available to pay our dividend and affect compliance with REIT requirements. While we devote a significant amount of resources to managing our existing investments, challenging economic conditions and additional credit rating downgrades will make maintaining compliance with the CDO financing transactions more difficult.

Our CDOs are collateralized by legacy CRE debt and securities, with a majority of our equity invested in our CRE debt CDOs. Our CRE debt CDOs currently have large OC cushions compared to our CRE securities CDOs. CRE debt investments are not subject to rating agency downgrades in calculating the OC tests, and as these investments were primarily directly originated by us, it provides for more control than a CMBS.

In May 2013, we completed the redemption of N-Star CDO II. We owned $71 million principal amount of CDO bonds that we repurchased in the open market at an aggregate purchase price of $36 million. On the redemption date, the issuer of N-Star CDO II sold its collateral and repaid the respective CDO bonds. We received $70 million in connection with the N-Star CDO II bonds repurchased in prior periods. We deconsolidated N-Star CDO II in the second quarter 2013 and recorded a realized gain of $7 million.

The following table presents our CDO bonds payable owned as of August 1, 2013 (dollars in thousands):

The following table presents our CRE debt CDO financing transactions as of June 30, 2013 (dollars in thousands):

Issue/Acquisition Date	N-Star IV Jun-05		N-Star VI Mar-06		N-Star VIII Dec-06		CSE Jul-10			CapLease Aug-11			Total

Balance sheet as of June 30, 2013(1)
Assets, principal amount	$	353,729	$	414,870	$	929,857	$	843,932		$	159,083		$	2,701,471
CDO bonds, principal amount(2)		229,613		329,428		706,180		772,452			141,319			2,178,992

Net assets	$	124,116	$	85,442	$	223,677	$	71,480		$	17,764		$	522,479
CDO quarterly cash distributions and coverage tests(3)
Equity notes and retained original below investment grade bonds	$	1,374	$	1,568	$	3,918	$	5,594		$	636		$	13,090
Collateral management and other fees		259		2,253		974		419			91			3,996
Interest coverage cushion(1)		1,483		1,326		3,288		5,077			400
Overcollateralization cushion(1)		52,663		64,742		136,408		80,480			9,299
At offering		19,808		17,412		42,193		(151,595)	(4)		5,987	(5)

The following table presents our CRE securities CDO financing transactions as of June 30, 2013 (dollars in thousands):

Issue/Acquisition Date	N-Star I Aug-03		N-Star III Mar-05		N-Star V Sep-05		N-Star VII Jun-06		N-Star IX Feb-07		Total

Balance sheet as of June 30, 2013(1)
Assets, principal amount	$	88,231	$	212,426	$	312,170	$	307,603	$	1,019,232	$	1,939,662
CDO bonds, principal amount(2)		86,447		134,886		251,605		266,333		729,051		1,468,322

Net assets	$	1,784	$	77,540	$	60,565	$	41,270	$	290,181	$	471,340
CDO quarterly cash distributions and coverage tests(3)
Equity notes and retained original below investment grade bonds	$	—	$	—	$	—	$	—	$	2,780	$	2,780
Collateral management and other fees		37		67		43		51		789		987
Interest coverage cushion(1)		NEG		NEG		NEG		NEG		2,121
Overcollateralization cushion(1)		NEG		NEG		NEG		NEG		49,558
At offering		8,687		13,610		12,940		13,966		24,516

Currently, all of the N-Star CRE debt CDOs are in compliance with their OC and IC tests. Four of our N-Star securities CDOs (I, III, V and VII) are out of compliance with their respective OC tests, primarily due to rating agency downgrades. We expect that complying with OC and IC tests will continue to be difficult.

Net cash provided by operating activities was $100 million for the six months ended June 30, 2013 compared to $34 million for the six months ended June 30, 2012. The increase was primarily due to new investment activity.

Net cash used in investing activities was $1.4 billion for the six months ended June 30, 2013 compared to net cash provided by investing activities of $87 million for the six months ended June 30, 2012. The decrease in net cash provided was primarily due to new investment activity.

Net cash provided by financing activities was $1.4 billion for the six months ended June 30, 2013 compared to net cash used of $70 million for the six months ended June 30, 2012. The primary cash inflows for the six months ended June 30, 2013 was $737 million of net new capital and $1.1 billion of net new borrowings, offset by $305 million for net repurchase/repayment of CDO bonds (utilizing restricted cash), $10 million for net swap activities and $98 million for the payment of dividends (common and preferred). The primary cash outflows for the six months ended June 30, 2012 was $368 million for net repurchase/repayment of CDO bonds (utilizing restricted cash), $17 million for net swap activities and $46 million for the payment of dividends (common and preferred), offset by $305 million from net new capital and $68 million of net new borrowings.

We have certain arrangements which do not meet the definition of off-balance sheet arrangements, but do have some of the characteristics of off-balance sheet arrangements. We have made investments in unconsolidated ventures. Refer to Note 6. "Investments in and Advances to Unconsolidated Ventures" in Item 1. "Financial Statements" for a discussion of such unconsolidated ventures in our consolidated financial statements. In each case, our exposure to loss is limited to the carrying value of our investment.

Commission income represents income earned by selling equity in Sponsored Companies through NorthStar Realty Securities. Pursuant to dealer manager agreements between NorthStar Realty Securities and the Sponsored Companies, we receive selling commissions of up to 7% of gross offering proceeds raised. We reallow all selling commissions earned to participating broker-dealers. In addition, we also receive a dealer manager fee of up to 3% of gross offering proceeds raised, a portion of which may be reallowed to participating broker-dealers. Commission expense represents fees to participating broker-dealers with whom we have distribution agreements and commissions expensed to NorthStar Realty Securities. For the six months ended June 30, 2013, commission expense was $45 million of which $6 million related to NorthStar Realty Securities.

We have agreements with each of our Sponsored Companies to manage their day-to-day affairs, including identifying, originating and acquiring investments on their behalf and earning fees for our services. For the six months ended June 30, 2013 and 2012, we earned $10 million and $3 million of

fees related to these agreements, respectively. In general, we may determine to defer fees or seek reimbursement, subject to compliance with applicable policies. From inception through June 30, 2013, we deferred $0.5 million of acquisition fees and $0.3 million of disposition fees related to NorthStar Income.

Additionally, we incur direct and indirect costs on behalf of our Sponsored Companies which are expected to be reimbursed subsequently to us. As of June 30, 2013, we had aggregate unreimbursed costs of $13 million from our Sponsored Companies. This amount is recorded as receivables, related parties on our consolidated balance sheets. For the six months ended June 30, 2013, we received $6 million of reimbursements from our Sponsored Companies.

We have agreements with each of our N-Star CDOs and the CSE and CapLease CDOs to perform certain collateral management services. The fee income related to all of our CDO financing transactions is eliminated as a result of the consolidation of the respective CDO financing transaction. For the six months ended June 30, 2013, we earned $9 million in fee income that was eliminated in consolidation.

We committed to purchase up to $10 million in shares of NorthStar Income's common stock during the period through July 19, 2013, in the event that NorthStar Income's distributions to its stockholders exceeds its modified funds from operations, or MFFO, as defined in accordance with the current practice guidelines issued by the Investment Program Association. In connection with this commitment, we purchased an aggregate of 507,980 shares of NorthStar Income's common stock for $4.6 million from inception of NorthStar Income through the termination of the agreement.

We also committed to purchase up to $10 million in shares of NorthStar Healthcare's common stock during the two-year period through August 7, 2014 (including $2 million in shares of common stock purchased by an affiliate to satisfy the minimum offering requirement), in the event that NorthStar Healthcare's cash distributions to its stockholders exceeds its MFFO. In connection with this commitment, in February 2013, we satisfied NorthStar Healthcare's minimum offering amount as a result of the purchase of 222,223 shares of its common stock for $2 million. For the six months ended June 30, 2013, $0.6 million of gross proceeds were raised from the issuance of NorthStar Healthcare's common stock to third parties. In the second quarter 2013, we sold a $2.5 million participation in an $11 million first mortgage loan originated by us in February 2013, to NorthStar Healthcare. NorthStar Healthcare will purchase additional amounts of the loan, from time to time, as additional capital is raised, increasing the size of the participation until NorthStar Healthcare owns the entire loan. We currently consolidate NorthStar Healthcare based on our majority voting interest in the entity. We expect to deconsolidate NorthStar Healthcare as additional capital is raised and we no longer own a majority voting interest.

In May 2013, NorthStar Income II's registration statement on Form S-11 was declared effective by the SEC. We committed to purchase up to $10 million in shares of NorthStar Income II's common stock on similar terms to the agreement with NorthStar Income and NorthStar Healthcare. We have not purchased shares of NorthStar Income II's common stock related to this commitment.

We entered into an agreement with NorthStar Income that provides that both we and NorthStar Income receive the economic benefit and bear the economic risk associated with the investments we each contributed into Securitization 2012-1. In both cases, the respective retained equity interest of us and NorthStar Income is subordinate to interests of the senior bondholders of Securitization 2012-1 and the senior bondholders have no recourse to the general credit of us or NorthStar Income. In the event that either we or NorthStar Income suffer a complete loss of the retained equity interests in

Securitization 2012-1, any additional losses would be borne by the remaining retained equity interests held by us or NorthStar Income, as the case may be, prior to the senior bondholders.

We have two CRE debt investments with a subsidiary of Legacy Partners Realty Fund I, LLC, or the Legacy Fund, as borrower. One loan of $16 million matures in March 2014 and has a one-year extension option. The interest rate is one-month LIBOR plus 7.50%, of which one-month LIBOR plus 3.00% is current pay. The other loan of $23 million matures in January 2015 and has an interest rate of one-month LIBOR plus 3.50%. For the six months ended June 30, 2013 and 2012, we earned an aggregate $1.1 million of interest income for both periods. Furthermore, in February 2013, NorthStar Income made a $91 million loan to the Legacy Fund. In connection with this loan, we acting in our capacity as the advisor to NorthStar Income, received a customary 1.0% origination fee and further earn an annual asset management fee of 1.25%. One of our directors, Preston Butcher, is the chairman of the board of directors and chief executive officer and owns a significant interest in Legacy Partners Commercial, LLC, which indirectly owns an equity interest in, and owns the manager of, the Legacy Fund. In addition, we lease office space in Colorado with an affiliate of the Legacy Fund under an operating lease with annual lease payments of approximately $0.2 million through December 31, 2016. We have the option to renew the lease for an additional five years.

We guaranteed all of our funding obligations that may be due and owed under the respective agreement of the respective PE Investments directly to the PE Investment entities. We and NorthStar Income each agreed to indemnify the other proportionately for any losses that may arise in connection with the funding and other obligations as set forth in the governing documents in the case of a joint default by us and NorthStar Income. We and NorthStar Income further agreed to indemnify each other for all of the losses that may arise as a result of a default that was solely caused by us or NorthStar Income, as the case may be.

In connection with PE Investment I, we assigned our rights to subscribe to 29.5% of our interest in PE Investment I to a subsidiary of NorthStar Income.

On July 31, 2013, we declared a dividend of $0.20 per share of common stock. The common stock dividend will be paid on August 16, 2013 to stockholders of record as of the close of business on August 12, 2013. On July 31, 2013, we declared a dividend of $0.54688 per share of Series A preferred stock, $0.51563 per share of Series B preferred stock, $0.55469 per share of Series C preferred stock and $0.53125 per share of Series D preferred stock. Dividends will be paid on all series of preferred stock on August 15, 2013, to stockholders of record as of the close of business on August 12, 2013.

In July 2013, we issued an additional $45 million of the 5.375% Notes as a result of the full over-allotment option being settled. Net proceeds from the exercise of the over-allotment option was $44 million.

On July 3, 2013, PE Investment II completed the initial closing and we funded $357 million (including our proportionate interest of the $50 million deposit made in June 2013), excluding adjustments for distributions and contributions since September 30, 2012. We are entitled to our proportionate share of distributions and obligated to make our proportionate share of contributions from September 30, 2012 until the closing of each fund interest.

On July 31, 2013, our board of directors amended and restated our Bylaws to add a provision designating the Circuit Court for Baltimore City, Maryland, as the exclusive forum for derivative lawsuits brought on our behalf, actions for breach of fiduciary duty, actions pursuant to the general corporation law of the State of Maryland and actions asserting claims governed by the internal affairs doctrine, unless we consent to the selection of an alternative forum. The Amended and Restated Bylaws are filed as Exhibit 3.2 to this report and this summary is qualified in its entirety by reference to the Amended and Restated Bylaws.

Virtually all of our assets and liabilities are interest rate sensitive in nature. As a result, interest rates and other factors influence our performance significantly more than inflation does. Changes in interest rates may correlate with inflation rates and/or changes in inflation rates. Substantially all of the leases at our manufactured housing communities and multifamily properties allow for monthly or annual rent increases which provide us with the opportunity to achieve increases, where justified by the market, as each lease matures. Such types of leases generally minimize the risks of inflation on our manufactured housing communities and multifamily properties.

Refer to Item 3. "Quantitative and Qualitative Disclosures About Market Risk" for additional details.

CAD, is a non-GAAP financial measure. We calculate CAD by adjusting net cash provided by (used in) operating activities to deduct preferred stock dividends; to reflect actual distributions received related to income earned in joint ventures; to reflect timing differences related to certain general and administrative expenses and corporate borrowing payments; to reflect timing differences related to non-capitalized transaction costs that are amortized over the life of the investment for purposes of CAD; to include amortization of discounts related to repurchased CDO bonds, investments owned outside CDOs and similar income items; and to exclude one-time events pursuant to changes in U.S. GAAP and certain other non-recurring items.

We believe that CAD provides investors and management with a meaningful indicator of our operating performance. Management also uses CAD, among other measures, to evaluate profitability and our board of directors considers CAD in determining our quarterly cash dividends per share of common stock. CAD may fluctuate from period to period based upon a variety of factors, including, but not limited to, the timing and amount of investment fundings, repayments and asset sales, capital raised, use of leverage and changes in the expected yield of investments and the overall conditions in commercial real estate and the economy generally.

CAD should not be considered as an alternative to net income (determined in accordance with U.S. GAAP), or as an indication of our cash from operating activities (determined in accordance with U.S. GAAP), or a measure of our liquidity. In addition, our methodology for calculating CAD may

differ from the methodologies used by other comparable companies, including other REITs, when calculating the same or similar supplemental financial measures and may not be comparable with these companies.

The following table presents a reconciliation of CAD to net cash provided by operating activities for the three and six months ended June 30, 2013 (dollars in thousands, except per share data):

Management believes that funds from operations, or FFO, and AFFO, each of which is a non-GAAP measure, are additional appropriate measures of the operating performance of a REIT and of us in particular. We compute FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT, as net income (loss) (calculated in accordance with U.S. GAAP), excluding gains (losses) from sales of depreciable property, the cumulative effect of changes in accounting principles, real estate-related depreciation and amortization, impairment on depreciable property owned directly or indirectly and after adjustments for unconsolidated ventures. FFO, as defined by NAREIT, is a computation made by analysts and investors to measure a real estate company's cash flow generated by operations.

Our calculation of AFFO differs from the methodology used for calculating AFFO by certain other REITs and, accordingly, our AFFO may not be comparable to AFFO reported by other REITs. Our management utilizes FFO and AFFO as measures of our operating performance and believes they are also useful to investors, because they facilitate an understanding of our operating performance after adjustment for certain non-cash expenses, such as real estate depreciation, which assumes that the value of real estate assets diminishes predictably over time and, in the case of AFFO, equity-based compensation. Additionally, FFO and AFFO serve as measures of our operating performance because they facilitate evaluation of our company without the effects of selected items required in accordance with U.S. GAAP that may not necessarily be indicative of current operating performance and that may not accurately compare our operating performance between periods. Furthermore, although FFO, AFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, we also believe that FFO and AFFO may provide us and our investors with an additional useful measure to compare our financial performance to certain other REITs.

Neither FFO nor AFFO is equivalent to net income or cash generated from operating activities determined in accordance with U.S. GAAP. Furthermore, FFO and AFFO do not represent amounts available for management's discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Furthermore, neither FFO nor AFFO should be considered as an alternative to net income (loss) as an indicator of our operating performance or as an alternative to cash flow from operating activities as a measure of our liquidity.

The following table presents a reconciliation of FFO and AFFO to income (loss) from continuing operations before non-controlling interest in our Operating Partnership for the three and six months ended June 30, 2013 and 2012 (dollars in thousands):

	Three Months Ended June 30,						Six Months Ended June 30,

	2013			2012			2013			2012
Funds from operations:
Income (loss) from continuing operations	$	(513	)	$	(76,387	)	$	49,206		$	(107,057	)
Non-controlling interests(1)		292			280			292			540

Net income (loss) before amounts attributable to non-controlling interest in Operating Partnership		(221	)		(76,107	)		49,498			(106,517	)
Adjustments:
Preferred stock dividends		(12,993	)		(5,635	)		(24,334	)		(10,958	)
Depreciation and amortization		21,071			11,130			35,446			21,959
Funds from discontinued operations		(33	)		92			(56	)		297
Real estate depreciation and amortization, unconsolidated ventures		603			207			800			414

Funds from operations		8,427			(70,313	)		61,354			(94,805	)

Adjusted funds from operations:
Funds from operations		8,427			(70,313	)		61,354			(94,805	)
Transaction costs		6,750			200			10,503			2,433
Straight-line rental income, net		(274	)		(687	)		(1,133	)		(1,357	)
Straight-line rental income/expense and amortization of above/below market leases, unconsolidated ventures		229			234			459			468
Amortization of deferred financing costs		1,562			800			2,966			1,660
Amortization of above/below market leases		(425	)		(260	)		(823	)		(518	)
Amortization of equity-based compensation		4,177			4,829			10,195			7,158
Unrealized (gain) loss from fair value adjustments		42,743			94,585			12,404			168,342

Adjusted funds from operations	$	63,189		$	29,388		$	95,925		$	83,381

FFO per share of common stock(2)	$	0.04		$	(0.54	)	$	0.31		$	(0.79	)
AFFO per share of common stock(2)	$	0.30		$	0.22		$	0.49		$	0.70

We are primarily subject to interest rate risk and credit risk. These risks are dependent on various factors beyond our control, including monetary and fiscal policies, domestic and international economic conditions and political considerations. Our market risk sensitive assets, liabilities and related derivative positions are held for investment and not for trading purposes.

Changes in interest rates affect our net interest income, which is the difference between the income earned on our investments and the interest expense incurred in connection with our borrowings and derivatives.

Our CRE debt and securities investments bear interest at either a floating or fixed rate. The interest rate on our floating-rate assets is a fixed spread over an index such as LIBOR and typically reprice every 30 days based on LIBOR in effect at the time. Given the frequent and periodic repricing of our floating-rate assets, changes in benchmark interest rates are unlikely to materially affect the value of our floating-rate portfolio. Changes in short-term rates will, however, affect income from these investments. However, some of our non-legacy CRE debt originations have LIBOR floors that are in excess of current LIBOR. We will not benefit from an increase in LIBOR until it is in excess of the floors.

Our general financing strategy has focused on the use of "match-funded" structures. This means that we seek to align the maturities of our liabilities with the maturities on our assets as closely as possible in order to manage the risks of being forced to refinance our liabilities prior to the maturities of our assets. Substantially all of our investments are financed with either non-recourse securitization financing transactions or non-recourse mortgage notes. In addition, we seek to match interest rates on our assets with like-kind borrowings, so fixed-rate investments are financed with fixed-rate borrowings and floating-rate assets are financed with floating-rate borrowings, directly or indirectly, through the use of interest rate swaps, caps and other financial instruments or through a combination of these strategies. As of June 30, 2013, a hypothetical 100 basis point increase in one-month LIBOR applied to our floating-rate assets and liabilities (including derivatives) would result in a decrease in net interest income of approximately $4 million. The same hypothetical 100 basis point increase in one-month LIBOR applied to our current floating-rate assets and liabilities (including derivatives), excluding LIBOR caps and floors that mature in the next twelve months, would result in an increase in net interest income of approximately $2 million.

Changes in interest rates could affect the value of our fixed-rate CRE debt and securities investments and our real estate investments. For example, increasing interest rates could result in a higher required yield on investments, which could decrease the value on existing fixed-rate investments in order to adjust their yields to current market levels. In addition, the value of our real estate properties may be influenced by changes in interest rates and credit spreads (as discussed below) because value is typically derived by discounting expected future cash flows generated by the property using interest rates (such as the 10-year U.S. Treasury Note yield) plus a risk premium based on the property type and creditworthiness of the tenants/operators. Lower risk-free rates generally result in lower discount rates and, therefore, higher valuations, and vice versa; however, increases in the risk-free rates would not impact our net interest income.

Changes in interest rates and credit spreads may also impact our net book value as almost all of our investments in CRE securities are marked-to-market each quarter with any change in fair value reflected in unrealized gains (losses). Generally, as interest rates increase, the value of fixed-rate securities within our CDO financing transaction, such as CMBS, decreases and as interest rates decrease, the value of these securities will increase. Conversely, we mark almost all of our CDO bonds payable and all related interest rate swaps to market which may cause a partial offset to the income and balance sheet impact of marking our CRE securities to market. Additionally, changes in unrealized gains (losses) do not directly affect our operating cash flows or our ability to pay a dividend to stockholders. Any change in fair value of our CRE securities investments could impact our ability to realize gains on such securities.

We use derivative instruments primarily to manage interest rate exposure. These derivatives are typically in the form of interest rate swap agreements and the primary objective is to minimize interest

rate risks associated with our investments and financing activities. The counterparties of these arrangements are major financial institutions with which we may also have other financial relationships. We are exposed to credit risk in the event of non-performance by these counterparties and we monitor their financial condition. As of June 30, 2013, our counterparties do not hold any cash margin as collateral against our swap contracts. As of June 30, 2013, all of our derivatives do not qualify for hedge accounting treatment, therefore, gains (losses) resulting from their fair value measurement at the end of each reporting period are recognized as an increase or decrease in unrealized gain (loss) on investments and other in our consolidated statements of operations. In addition, we are, and may in the future be, subject to additional expense based on the notional amount of the derivative and a specified spread over the applicable LIBOR. Because the fair value of these instruments can vary significantly between periods, we may experience significant fluctuations in the amount of our unrealized gain (loss) in any given period. During the six months ended June 30, 2013, we recorded $38 million of unrealized gains from derivatives from fair value adjustments.

The value of our fixed and floating-rate investments also change with market credit spreads. This means that when market-demanded risk premium, or credit spread, increases, the value of our fixed- and floating-rate assets decrease and vice versa. Fixed-rate assets are valued based on a market credit spread over the rate payable on fixed rate U.S. Treasury of like maturity. This means that their value is dependent on the yield demanded on such assets by the market, based on their credit relative to U.S. Treasuries. The floating-rate CRE debt and securities investments are valued based on a market credit spread over the applicable LIBOR. Demand for a higher yield on investments results in higher or "wider" spread over the benchmark rate (usually the applicable U.S. Treasury yield) to value these assets. Under these conditions, the value of our portfolio should decrease. Conversely, if the spread used to value these assets were to decrease or "tighten," the value of these assets should increase.

Market credit spreads are currently much wider than existed at the time we originated or acquired a majority of our legacy investments. These market spreads imply that investments for which we did not elect fair value option, primarily our CRE debt and real estate investments, may be worth less than the amounts at which we carry these investments on our consolidated balance sheets. However, we typically financed these investments with borrowings priced in a similar credit environment and intend to hold them to maturity, and, therefore, we do not believe that intra- and inter-period changes in value caused by changing credit spreads materially impacts the economics associated with our investment.

Credit risk in our CRE debt and securities investments relates to each individual borrower's ability to make required interest and principal payments on scheduled due dates. We seek to manage credit risk through a comprehensive credit analysis prior to making an investment, actively monitoring our portfolio and the underlying credit quality, including subordination and diversification of our portfolio. Our analysis is based on a broad range of real estate, financial, economic and borrower-related factors which we believe are critical to the evaluation of credit risk inherent in a transaction.

CMBS investments financed with our CMBS Facility are AAA/Aaa rated while most of our other CMBS investments are generally junior in right of payment of interest and principal to one or more senior classes, but benefit from the support of one or more subordinate classes of securities or other form of credit support within a securitization transaction. The senior unsecured REIT debt we invest in generally reflects comparable credit risk. The underlying CRE securities to our CDO note investments are diversified by asset type, industry, location and issuer. We further seek to minimize credit risk by monitoring the CDO note investments and the underlying credit quality of their holdings. Our CRE debt investments are collateral dependent, meaning the principal source of repayment is from a sale or refinancing of the collateral securing our debt. In the event that a borrower cannot repay our debt, we

may exercise our remedies under the debt agreements, which may include taking title to collateral. We describe many of the options available to us in this situation in the "Portfolio Management" section of this Quarterly Report on Form 10-Q. To the extent the value of our collateral exceeds the amount of our debt (including all debt senior to us) and the expense we incur in collecting the debt, we would collect 100% of our debt amount. To the extent the amount of our debt investments plus all senior debt to our position exceeds the realizable value to our collateral (net of expenses), then we would incur a loss.

We are subject to the credit risk of the corporate lessee of our net lease properties and the operators of our healthcare properties. We undertake a rigorous credit evaluation of each tenant and healthcare operator prior to acquiring net lease properties. This analysis includes an extensive due diligence investigation of the tenant/operator's business as well as an assessment of the strategic importance of the underlying real estate to the tenant/operator's core business operations. Where appropriate, we may seek to augment the tenant/operator's commitment to the facility by structuring various credit enhancement mechanisms into the underlying leases. These mechanisms could include security deposit requirements or guarantees from entities we deem creditworthy. In addition, we actively monitor lease coverage at each facility within our healthcare portfolio. However, approximately 57% of our tenant/operator revenues are derived from government sources, notably Medicare or Medicaid. Previously announced and potential future changes to these programs may have a material impact on the valuation and financial performance of this portion of our portfolio.

As of the end of the period covered by this report, our management conducted an evaluation (as required under Rules 13a-15(b) and 15d-15(b) under the Securities Exchange Act of 1934, as amended, or Exchange Act, under the supervision and with the participation of our Chief Executive Officer and Chief Financial Officer, of the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act). Based on this evaluation, our Chief Executive Officer and Chief Financial Officer concluded that, as of the end of the period covered by this report, our disclosure controls and procedures are effective. Notwithstanding the foregoing, a control system, no matter how well designed and operated, can provide only reasonable, not absolute, assurance that it will detect or uncover failures to disclose material information otherwise required to be set forth in our periodic reports.

There have not been any changes in the Company's internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the most recent fiscal quarter that materially affected, or are reasonably likely to materially affect, the Company's internal control over financial reporting.

We are involved in various litigation matters arising in the ordinary course of our business. Although we are unable to predict with certainty the eventual outcome of any litigation, in the opinion of management, our legal proceedings are not expected to have a material adverse effect on our financial position or results of operations.

		Description of Exhibit

3.1		Articles of Amendment and Restatement of NorthStar Realty Finance Corp., as filed with the State Department of Assessments and Taxation of Maryland on October 20, 2004 (incorporated by reference to Exhibit 3.1 to the NorthStar Realty Finance Corp.'s Registration Statement on Form S-11 (File No. 333-114675))

3.2	*	Amended and Restated Bylaws of NorthStar Realty Finance Corp.

3.3		Articles Supplementary Classifying NorthStar Realty Finance Corp.'s 8.75% Series A Preferred Stock, liquidation preference $25.00 per share (incorporated by reference to Exhibit 3.2 to NorthStar Realty Finance Corp.'s Registration Statement on Form 8-A, dated September 14, 2006)

3.4		Articles Supplementary Classifying NorthStar Realty Finance Corp.'s 8.25% Series B Preferred Stock, liquidation preference $25.00 per share (incorporated by reference to Exhibit 3.2 to NorthStar Realty Finance Corp.'s Registration Statement on Form 8-A, dated February 7, 2007)

3.5		Articles Supplementary Classifying and Designating Additional Shares of NorthStar Realty Finance Corp.'s 8.25% Series B Preferred Stock, liquidation preference $25.00 per share (incorporated by reference to Exhibit 3.6 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended June 30, 2007)

3.6		Articles Supplementary Classifying and Designating Additional Shares of NorthStar Realty Finance Corp.'s 8.25% Series B Preferred Stock, liquidation preference $25.00 per share (incorporated by reference to Exhibit 3.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed on March 19, 2012)

3.7		Articles Supplementary Classifying and Designating Additional Shares of NorthStar Realty Finance Corp.'s 8.75% Series A Preferred Stock, liquidation preference $25.00 per share and 8.25% Series B Preferred Stock, liquidation preference $25.00 per share (incorporated by reference to Exhibit 3.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed on June 13, 2012)

3.8		Articles Supplementary Classifying and Designating Additional Shares of NorthStar Realty Finance Corp.'s 8.25% Series B Preferred Stock, liquidation preference $25.00 per share (incorporated by reference to Exhibit 3.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed on July 13, 2012)

3.9		Articles Supplementary Classifying NorthStar Realty Finance Corp.'s 8.875% Series C Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share (incorporated by reference to Exhibit 3.2 to NorthStar Realty Finance Corp.'s Registration Statement on Form 8-A, dated October 5, 2012)

Exhibit Number			Description of Exhibit

	3.10		Articles Supplementary Classifying NorthStar Realty Finance Corp.'s 8.500% Series D Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share (incorporated by reference to Exhibit 3.2 to NorthStar Realty Finance Corp.'s Registration Statement on Form 8-A, dated April 5, 2013)

	4.1		Registration Rights Agreement relating to the 7.25% Exchangeable Senior Notes due 2027 of NorthStar Realty Finance Limited Partnership, dated June 18, 2007 (incorporated by reference to Exhibit 4.2 to the NorthStar Realty Finance Corp.'s Registration Statement on Form S-3 (File No. 333-146679))

	4.2		Indenture dated as of June 18, 2007, among NorthStar Realty Finance Limited Partnership, as Issuer, NorthStar Realty Finance Corp., as Guarantor, and Wilmington Trust Company, as Trustee (incorporated by reference to Exhibit 4.1 to the NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed on June 22, 2007)

	4.3		Registration Rights Agreement relating to the 11.50% Exchangeable Senior Notes due 2013 of NRFC NNN Holdings, LLC, dated May 28, 2008 (incorporated by reference to Exhibit 4.2 to NorthStar Realty Finance Corp.'s Registration Statement on Form S-3 (File No. 333-152545))

	4.4		Indenture dated as of May 28, 2008, among NRFC NNN Holdings, LLC, as Issuer, NorthStar Realty Finance Corp., NorthStar Realty Finance Limited Partnership, and NRFC Sub-REIT Corp., as Guarantors, and Wilmington Trust Company, as Trustee (incorporated by reference to Exhibit 4.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed on May 28, 2008)

	4.5		Registration Rights Agreement relating to the 7.50% Exchangeable Senior Notes due 2031 of NorthStar Realty Finance Limited Partnership dated as of March 9, 2011, (incorporated by reference to Exhibit 4.4 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed March 9, 2011)

	4.6		Indenture dated as of March 9, 2011, among NorthStar Realty Finance Limited Partnership, as Issuer, NorthStar Realty Finance Corp. and NRFC Sub-REIT Corp., as Guarantors, and Wilmington Trust FSB, as Trustee (incorporated by reference to Exhibit 4.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed March 9, 2011)

	4.7		Registration Rights Agreement relating to the 8.875% Exchangeable Senior Notes due 2032 of NorthStar Realty Finance Limited Partnership, dated as of June 12, 2012 (incorporated by reference to Exhibit 4.4 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed June 12, 2012)

	4.8		Indenture dated as of June 12, 2012, among NorthStar Realty Finance Limited Partnership, as Issuer, NorthStar Realty Finance Corp. and NRFC Sub-REIT Corp., as Guarantors, and Wilmington Trust, National Association, as Trustee (incorporated by reference to Exhibit 4.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed June 12, 2012)

	4.9		Registration Rights Agreement relating to the 5.375% Exchangeable Senior Notes due 2033 of NorthStar Realty Finance Limited Partnership, dated as of June 19, 2013 (incorporated by reference to Exhibit 4.4 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed June 19, 2013)

	4.10		Indenture, dated as of June 19, 2013, among NorthStar Realty Finance Limited Partnership, as Issuer, NorthStar Realty Finance Corp. and NRFC Sub-REIT Corp., as Guarantors, and Wilmington Trust, National Association, as Trustee (incorporated by reference to Exhibit 4.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed June 19, 2013)

		Description of Exhibit

		Certain Instruments defining the rights of holders of long-term debt securities of the Registrant and its subsidiaries are omitted pursuant to Item 601(b)(4)(iii) of Regulation S-K. The Registrant hereby undertakes to furnish to the SEC, upon request, copies of any such instruments.

10.1		Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of October 19, 2004, by and among NorthStar Realty Finance Corp., as sole general partner and initial limited partner and the other limited partners a party thereto from time-to-time (incorporated by reference to Exhibit 10.1 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended September 30, 2004)

10.2		NorthStar Realty Finance Corp. 2004 Long-Term Incentive Bonus Plan (incorporated by reference to Exhibit 10.13 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended September 30, 2004)

10.3		Amendment No. 1 to Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of March 14, 2006, by and among NorthStar Realty Finance Corp., as sole general partner and initial limited partner and the other limited partners a party thereto from time-to-time (incorporated by reference to Exhibit 10.34 to NorthStar Realty Finance Corp.'s Annual Report on Form 10-K for the year ended December 31, 2005)

10.4		Second Amendment to the Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of September 14, 2006 (incorporated by reference to Exhibit 3.2 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed September 14, 2006)

10.5		Third Amendment to the Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of February 7, 2007 (incorporated by reference to Exhibit 3.2 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed February 9, 2007)

10.6		Fourth Amendment to the Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of May 24, 2007 (incorporated by reference to Exhibit 3.3 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed May 29, 2007)

10.7	+	Executive Employment and Non-Competition Agreement, dated as of October 4, 2007, between NorthStar Realty Finance Corp. and David T. Hamamoto (incorporated by reference to Exhibit 99.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed October 5, 2007)

10.8	+	Executive Employment and Non-Competition Agreement, dated as of October 4, 2007, between NorthStar Realty Finance Corp. and Daniel R. Gilbert (incorporated by reference to Exhibit 99.3 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed October 5, 2007)

10.9	+	Executive Employment and Non-Competition Agreement, dated as of October 4, 2007, between NorthStar Realty Finance Corp. and Albert Tylis (incorporated by reference to Exhibit 99.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed July 27, 2009)

10.10		Fifth Amendment to the Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of May 29, 2008 (incorporated by reference to Exhibit 10.37 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended June 30, 2008)

10.11	+	NorthStar Realty Finance Corp. Executive Incentive Bonus Plan (incorporated by reference to Exhibit 10.31 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended September 30, 2009)

		Description of Exhibit

10.12		Common Stock Purchase Warrant, Certificate No. W-1, dated October 28, 2009, issued to Wachovia Bank, National Association (incorporated by reference to Exhibit 10.36 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended September 30, 2009)

10.13		Common Stock Purchase Warrant, Certificate No. W-2, dated October 28, 2009, issued to Wachovia Bank, National Association (incorporated by reference to Exhibit 10.37 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended September 30, 2009)

10.14		Common Stock Purchase Warrant, Certificate No. W-3, dated October 28, 2009, issued to Wachovia Bank, National Association (incorporated by reference to Exhibit 10.38 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended September 30, 2009)

10.15		Common Stock Purchase Warrant, Certificate No. W-4, dated June 30, 2010, issued to Wells Fargo Bank, National Association (incorporated by reference to Exhibit 10.30 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended June 30, 2010)

10.16	+	Amendment to the NorthStar Realty Finance Corp. Executive Incentive Bonus Plan (incorporated by reference to Exhibit 10.26 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended March 31, 2011)

10.17	+	Form of Amended and Restated Indemnification Agreement for directors and officers of NorthStar Realty Finance Corp. (incorporated by reference to Exhibit 10.25 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended June 30, 2011)

10.18	+	Executive Employment Agreement, dated as of April 29, 2011, between NorthStar Realty Finance Corp. and Debra A. Hess (incorporated by reference to Exhibit 10.26 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended June 30, 2011)

10.19		Master Repurchase and Securities Contract, dated as of October 28, 2011, by and between NRFC WF CMBS, LLC, and Wells Fargo Bank, National Association (incorporated by reference to Exhibit 10.22 to NorthStar Realty Finance Corp.'s Annual Report on Form 10-K for the year ended December 31, 2011)

10.20		Guaranty Agreement, made as of October 28, 2011, by NorthStar Realty Finance Corp., NorthStar Realty Finance Limited Partnership and NRFC Sub-REIT Corp. in favor of Wells Fargo Bank, National Association (incorporated by reference to Exhibit 10.23 to NorthStar Realty Finance Corp.'s Annual Report on Form 10-K for the year ended December 31, 2011)

10.21		Master Repurchase and Securities Contract, dated as of November 22, 2011, by and between NRFC WF Loan, LLC, and Wells Fargo Bank, National Association (incorporated by reference to Exhibit 10.24 to NorthStar Realty Finance Corp.'s Annual Report on Form 10-K for the year ended December 31, 2011)

10.22		Limited Guaranty, made as of November 22, 2011, by NorthStar Realty Finance Corp. and NorthStar Realty Finance Limited Partnership for the benefit of Wells Fargo Bank, National Association (incorporated by reference to Exhibit 10.25 to NorthStar Realty Finance Corp.'s Annual Report on Form 10-K for the year ended December 31, 2011)

10.23		Sixth Amendment to the Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of March 21, 2012 (incorporated by reference to Exhibit 10.26 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended March 31, 2012)

		Description of Exhibit

10.24		Seventh Amendment to the Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of June 12, 2012 (incorporated by reference to Exhibit 99.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed June 13, 2012)

10.25	+	Executive Employment Agreement, dated as of April 18, 2012, between NorthStar Realty Finance Corp. and Ronald J. Lieberman (incorporated by reference to Exhibit 10.26 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended June 30, 2012)

10.26		Omnibus Amendment to Repurchase Documents by and between NRFC WF Loan, LLC, as Seller, and Wells Fargo, National Association, as Buyer, Custodian, Servicer, Guarantor and Pledgor, dated as of April 13, 2012 (incorporated by reference to Exhibit 10.27 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended June 30, 2012)

10.27		Eighth Amendment to the Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of October 11, 2012 (incorporated by reference to Exhibit 10.28 to NorthStar Realty Finance Corp.'s Annual Report on Form 10-K for the year ended December 31, 2012)

10.28		Subscription Agreement dated as of December 10, 2012, by and among NRFC PE Fund Investor LLC, NRFC Inception, LP, Inception GP, LLC and the other party thereto (incorporated by reference to Exhibit 10.29 to NorthStar Realty Finance Corp.'s Annual Report on Form 10-K for the year ended December 31, 2012)

10.29	+	Amendment to the NorthStar Realty Finance Corp. Executive Incentive Bonus Plan (incorporated by reference to Exhibit 10.30 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended March 31, 2013)

10.30		Purchase and Sale Agreement, effective as of February 15, 2013 among NRFC MH II Holdings, LLC. ARC Real Estate Holdings, LLC and certain of its affiliates (incorporated by reference to Exhibit 10.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K/A filed May 6, 2013)

10.31		Amendment to Purchase and Sale Agreement, made as of March 27, 2013 among NRFC MH II Holdings, LLC, ARC Real Estate Holdings, LLC and certain of its affiliates (incorporated by reference to Exhibit 10.2 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K/A filed May 6, 2013)

10.32		Master Repurchase Agreement, dated as of March 11, 2013, by and among NRFC DB Loan, LLC, as master seller, and Deutsche Bank AG, Cayman Islands Branch, as buyer (incorporated by reference to Exhibit 10.1 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed March 12, 2013)

10.33		Limited Guaranty, dated as of March 11, 2013, executed and delivered by NorthStar Realty Finance Corp., NorthStar Realty Finance Limited Partnership and NRFC Sub-REIT Corp. to Deutsche Bank AG, Cayman Islands Branch (incorporated by reference to Exhibit 10.2 to NorthStar Realty Finance Corp.'s Current Report on Form 8-K filed March 12, 2013)

10.34		Ninth Amendment to the Agreement of Limited Partnership of NorthStar Realty Finance Limited Partnership, dated as of April 10, 2013 (incorporated by reference to Exhibit 10.35 to NorthStar Realty Finance Corp.'s Quarterly Report on Form 10-Q for the quarter ended March 31, 2013)

		Description of Exhibit

10.35	+	Second Amended and Restated 2004 Omnibus Stock Incentive Plan of NorthStar Realty Finance Corp. (incorporated by reference to Appendix A to NorthStar Realty Finance Corp.'s Definitive Proxy Statement on Schedule 14A filed April 19, 2013)

10.36	*	Agreement of Purchase and Sale, dated as of June 12, 2013, by and between Project Shore JV I, LLC and Project Shore JV II, LLC, as Buyers, and Common Pensions Fund E, as Seller

31.1	*	Certification by the Chief Executive Officer pursuant to 17 CFR 240.13a-14(a)/15(d)-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

31.2	*	Certification by the Chief Financial Officer pursuant to 17 CFR 240.13a-14(a)/15(d)-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

32.1	*	Certification by the Chief Executive Officer pursuant to Rule 13a-14(b) under the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

32.2	*	Certification by the Chief Financial Officer pursuant to Rule 13a-14(b) under the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

101		The following materials from the NorthStar Realty Finance Corp. Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2013, formatted in XBRL (eXtensible Business Reporting Language): (i) Consolidated Balance Sheets as of June 30, 2013 (unaudited) and December 31, 2012; (ii) Consolidated Statements of Operations (unaudited) for the three and six months ended June 30, 2013 and 2012; (iii) Consolidated Statements of Comprehensive Income (Loss) (unaudited) for the three and six months ended June 30, 2013 and 2012; (iv) Consolidated Statements of Equity (unaudited) as of June 30, 2013 and December 31, 2012; (v) Consolidated Statements of Cash Flows (unaudited) for the six months ended June 30, 2013 and 2012; and (vi) Notes to Consolidated Financial Statements (unaudited)

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.


Large accelerated filer o		Accelerated filer ý		Non-accelerated filer o (Do not check if a smaller reporting company)		Smaller reporting company o

	Three Months Ended June 30,						Six Months Ended June 30,

	2013			2012			2013		2012
Pro forma total revenues	$	178,678		$	143,272		$	332,863	$	281,870
Pro forma net income (loss) attributable to NorthStar Realty Finance Corp. common stockholders	$	(12,610	)	$	(76,451	)	$	24,505	$	(108,778	)
Pro forma EPS—Basic	$	(0.06	)	$	(0.61	)	$	0.13	$	(0.96	)
Pro forma EPS—Diluted	$	(0.06	)	$	(0.61	)	$	0.12	$	(0.96	)

Date	Type	Location	Original Loan Balance		Initial REO Value(1)

January	Retail	Sheboygan, WI	$	12,500	$	6,877
February	Multifamily	Ventura, CA		25,117		25,117	(2)(3)
April	Land	Volusia County, FL		58,805		1,707	(4)
May	Office	Milpitas, CA		17,500		17,500

Total			$	113,922	$	51,201

	Initial Maturity		Maturity Including Extensions(1)

July 1 - December 31, 2013	$	54,577	$	49,577
Years Ending December 31:
2014		812,128		306,720
2015		575,448		465,618
2016		319,473		412,672
2017		116,179		512,995
Thereafter		474,470		604,693

Total	$	2,352,275	$	2,352,275

	June 30, 2013(2)								December 31, 2012(2)

	Number		Principal Amount(1)		Carrying Value(1)		Loan Loss Reserve		Number		Principal Amount(1)		Carrying Value(1)		Loan Loss Reserve
Class of Debt:
First mortgage loans		5	$	100,145	$	78,879	$	6,190		6	$	112,774	$	85,887	$	11,813
Mezzanine loans		7		196,070		105,897		90,162		9		265,225		157,178		108,036
Subordinate mortgage interests		2		22,100		—		22,100		2		22,100		—		22,100
Term loans		1		45,550		21,758		14,750		1		45,550		21,758		14,750

Total		15	$	363,865	$	206,534	$	133,202		18	$	445,649	$	264,823	$	156,699


Maryland (State or Other Jurisdiction of Incorporation or Organization)		11-3707493 (IRS Employer Identification No.)

Index

Part I.	Financial Information
Item 1.	Financial Statements
	Consolidated Balance Sheets as of June 30, 2013 (unaudited) and December 31, 2012	5
	Consolidated Statements of Operations (unaudited) for the three and six months ended June 30, 2013 and 2012	6
	Consolidated Statements of Comprehensive Income (Loss) (unaudited) for the three and six months ended June 30, 2013 and 2012	7
	Consolidated Statements of Equity as of June 30, 2013 (unaudited) and December 31, 2012	8
	Consolidated Statements of Cash Flows (unaudited) for the six months ended June 30, 2013 and 2012	9
	Notes to Consolidated Financial Statements (unaudited)	11
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations	70
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	111
Item 4.	Controls and Procedures	114
Part II.	Other Information	115
Item 1.	Legal Proceedings	115
Item 6.	Exhibits	115
Signatures		121

	Junior Subordinated Notes, at Fair Value			Real Estate Debt Investments, Net		Real Estate Securities, Available for Sale		Total			Maximum Exposure to Loss(1)

Real estate debt investments, net	$	—		$	122,339	$	—	$	122,339		$	122,339
Real estate securities, available for sale		—			—		32,322		32,322			32,322

Total assets		—			122,339		32,322		154,661			154,661
Junior subordinated notes, at fair value		220,617			—		—		220,617			NA

Total liabilities		220,617			—		—		220,617			NA

Net	$	(220,617	)	$	122,339	$	32,322	$	(65,956	)		NA

										Weighted Average

										Weighted Average												Floating Rate as % of Principal Amount
	Number		Principal Amount		Carrying Value(1)(2)		Allocation by Investment Type(3)			Fixed Rate			Spread Over LIBOR(4)			Spread Over Prime			Yield(5)			Floating Rate as % of Principal Amount
Asset Type:
First mortgage loans		69	$	1,552,368	$	1,249,521		66.0	%		5.19	%		3.44	%		1.25	%		5.90	%		88.6	%
Mezzanine loans		15		356,461		266,238		15.1	%		3.00	%		2.17	%		—			2.60	%		54.7	%
Subordinate mortgage interests		10		202,786		177,476		8.6	%		10.95	%		5.81	%		—			9.17	%		54.5	%
Credit tenant loans and other notes		45		124,015		117,960		5.3	%		6.60	%		—			—			7.39	%		—
Term loans		4		116,645		90,779		5.0	%		11.31	%		—			—			12.97	%		—

Total/Weighted average		143	$	2,352,275	$	1,901,974		100.0	%		6.78	%		3.45	%		1.25	%		6.10	%		71.5	%

	June 30, 2013						June 30, 2012

	Number		Average Carrying Value		Quarter Ended Income		Number		Average Carrying Value		Quarter Ended Income
Class of Debt:
First mortgage loans		5	$	78,884	$	343		9	$	109,589	$	340
Mezzanine loans		7		117,792		143		9		172,022		2,049
Subordinate mortgage interests		2		—		1		3		14,036		12
Term loans		1		21,758		904		1		24,456		904

Total/weighted average		15	$	218,434	$	1,391		22	$	320,103	$	3,305

	June 30, 2013						June 30, 2012

	Number of Loans		Average Carrying Value		Six Months Ended Income		Number of Loans		Average Carrying Value		Six Months Ended Income
Class of Debt:
First mortgage loans		5	$	81,219	$	684		9	$	97,431	$	667
Mezzanine loans		7		130,921		280		9		174,191		4,174
Subordinate mortgage interests		2		—		2		3		10,024		44
Term loans		1		21,758		1,798		1		25,356		1,807

Total/weighted average		15	$	233,898	$	2,764		22	$	307,002	$	6,692

	June 30, 2013											June 30, 2012

	Number			Carrying Value		Original WA Interest Rate			Modified WA Interest Rate			Number			Carrying Value		Original WA Interest Rate			Modified WA Interest Rate
Class of Debt:
First mortgage loans		—		$	—		—			—			2	(2)	$	25,245		3.33	%		3.24	%
Mezzanine loans		1	(1)		50,905		10.85	%		0.00	%		—			—		—			—
Subordinate mortgage interests		—			—		—			—			1	(3)		—		3.35	%		0.03	%

Total/weighted average		1		$	50,905		10.85	%		0.00	%		3		$	25,245		3.33	%		3.24	%

		Principal Amount		Amortized Cost		Cumulative Unrealized Gain (Loss) on Investment(2)			Fair Value(3)

Asset Type:
CMBS	485	$	2,207,067	$	1,551,389	$	(567,371	)	$	984,018	86.9	%	3.75	%	10.43	%
Third-party CDO notes	35		197,103		159,657		(111,421	)		48,236	7.8	%	0.62	%	7.54	%
Unsecured REIT debt	11		57,180		53,585		2,796			56,381	2.2	%	5.50	%	1.29	%
Trust preferred securities	3		14,725		10,916		(1,345	)		9,571	0.6	%	2.26	%	6.80	%
Agency debentures	4		63,000		17,538		8,924			26,462	2.5	%	NA		3.51	%

Total	538	$	2,539,075	$	1,793,085	$	(668,417	)	$	1,124,668	100.0	%	3.45	%	9.81	%

	Total		CDO Bonds Payable		Mortgage Notes Payable		Securitization Bonds Payable		Credit Facilities		Secured Term Loan		Exchangeable Senior Notes(1)		Junior Subordinated Notes

July 1 - December 31, 2013	$	5,100	$	—	$	5,100	$	—	$	—	$	—	$	—	$	—
2014		90,117		—		45,858		—		16,709		14,595		12,955		—
2015		153,780		—		130,720		—		23,060		—		—		—
2016		299,862		—		127,362		—		—		—		172,500		—
2017		279,688		—		279,688		—		—		—		—		—
Thereafter		5,188,640		2,915,414		1,414,810		97,949		99,350		—		381,000		280,117

Total	$	6,017,187	$	2,915,414	$	2,003,538	$	97,949	$	139,119	$	14,595	$	566,455	$	280,117

	June 30, 2013					December 31, 2012

	LTIP Unit Grants(2)			Weighted Average Grant Price		LTIP Unit Grants			Weighted Average Grant Price
Beginning balance(1)		6,228		$	7.66		4,208		$	7.53
Granted		4,320			8.10		2,306			5.59
Converted to common stock		(1,277	)		7.81		(277	)		11.09
Forfeited		(2	)		5.38		(9	)		5.38

Ending Balance/Weighted Average		9,269		$	7.84		6,228		$	7.66

Common Stock			Preferred Stock

				Dividend
Declaration Date	Dividend		Declaration Date	Series A		Series B		Series C		Series D
February 13	$	0.18	February 1	$	0.54688	$	0.51563	$	0.76424		NA
May 1	$	0.19	May 1	$	0.54688	$	0.51563	$	0.55469	$	0.20660

	Fair Value		Amount Due Upon Maturity		Difference

CDO bonds payable(1)	$	1,719,852	$	2,788,410	$	(1,068,558	)
Junior subordinated notes		220,617		280,117		(59,500	)

Total	$	1,940,469	$	3,068,527	$	(1,128,058	)

		Notional Amount(1)		Fair Value Net Asset (Liability)			Range of Fixed LIBOR	Range of Maturity

As of June 30, 2013:
Interest rate swaps	32	$	1,214,090	$	(132,640	)(2)	4.55% - 5.63%	May 2014 - October 2019
Interest rate caps/floors	6		819,438		9,332		1.64% - 7.00%	December 2013 - June 2018

Total	38	$	2,033,528	$	(123,308	)

As of December 31, 2012:
Interest rate swaps	34	$	1,392,269	$	(170,840	)(2)	4.55% - 5.63%	May 2013 - October 2019
Interest rate caps/floors	5		815,500		6,229		1.64% - 7.00%	January 2013(3) - October 2014

Total	39	$	2,207,769	$	(164,611	)

		Three Months Ended June 30,						Six Months Ended June 30,

	Statements of Operations Location	2013			2012			2013			2012
Amount of gain (loss) recognized in earnings:
Adjustments to fair value interest rate swaps	Unrealized gain (loss) on investment and other	$	22,440		$	5,838		$	38,201		$	20,295
Net cash payment for interest rate swaps	Unrealized gain (loss) on investment and other	$	(15,920	)	$	(21,063	)	$	(32,674	)	$	(42,607	)
Amount of swap gain (loss) reclassified from OCI into earnings	Interest expense on debt and securities	$	(1,722	)	$	(1,873	)	$	(3,484	)	$	(3,746	)


Loan Portfolio by Property Type		Loan Portfolio by Geographic Location

		Total Portfolio		Net Operating Income By Location

Number of communities Number of pad rental sites First year projected net operating income Cost basis(1) Net operating income related to: Pad rental sites Other Weighted average occupancy		107 23,146 $ 79 $ 1,152 94% 6% 86%


Healthcare by Property Type		Healthcare by Geographic Location


PE Investments(1)	$	639,007
Manufactured housing		214,873
Multifamily		92,964
Healthcare		17,568

Total(2)	$	964,412

Based on original credit rating:	Principal Amount(1)

AAA	$	88,849
AA through BBB		393,532
Below investment grade		176,790

Total(2)	$	659,171

Weighted average original credit rating of repurchased CDO bonds		A+ / A1
Weighted average purchase price of repurchased CDO bonds		32	%

	June 30, 2013

	Three Months Ended			Six Months Ended
Net cash provided by operating activities(1)	$	56,826		$	99,500
Preferred stock dividends		(12,993	)		(24,334	)
Adjustment for joint ventures		(322	)		(475	)
Timing differences related to general and administrative expenses and corporate borrowings		(9,985	)		(14,890	)
Timing differences related to non-capitalized transaction costs		7,156			8,084
Amortization of discounts and other(2)		15,806			27,181

CAD	$	56,488		$	95,066

CAD per share(3)	$	0.27		$	0.48


	NorthStar Realty Finance Corp.
Date: August 5, 2013	By:	/s/ DAVID T. HAMAMOTO David T. Hamamoto Chief Executive Officer
	By:	/s/ DEBRA A. HESS Debra A. Hess Chief Financial Officer