10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10-Q

(Mark One)

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

For the quarter ended September 30, 2012

OR

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

For the transition period from [] to []

Commission file number 1-9876

Weingarten Realty Investors

(Exact name of registrant as specified in its charter)

TEXAS	74-1464203
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)
2600 Citadel Plaza Drive
P.O. Box 924133
Houston, Texas	77292-4133
(Address of principal executive offices)	(Zip Code)

(713) 866-6000

(Registrant's telephone number)

(Former name, former address and former fiscal

year, if changed since last report)

Indicate by 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¨

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 ¨

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 definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

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

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

As of October 31, 2012, there were 121,353,869 common shares of beneficial interest of Weingarten Realty Investors, $.03 par value, outstanding.

TABLE OF CONTENTS

PART I.		Financial Information:	Page Number
	Item 1.	Financial Statements (unaudited):
		Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the Three and Nine Months Ended September 30, 2012 and 2011	3
		Condensed Consolidated Balance Sheets as of September 30, 2012 and December 31, 2011	4
		Condensed Consolidated Statements of Cash Flows for the Nine Months Ended September 30, 2012 and 2011	5
		Condensed Consolidated Statements of Equity for the Nine Months Ended September 30, 2012 and 2011	6
		Notes to Condensed Consolidated Financial Statements	7
	Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	31
	Item 3.	Quantitative and Qualitative Disclosures About Market Risk	45
	Item 4.	Controls and Procedures	45
PART II.		Other Information:
	Item 1.	Legal Proceedings	45
	Item 1A.	Risk Factors	45
	Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	45
	Item 3.	Defaults Upon Senior Securities	45
	Item 4.	Mine Safety Disclosures	45
	Item 5.	Other Information	45
	Item 6.	Exhibits	45
Signatures			46
Exhibit Index			47

2

PART I-FINANCIAL INFORMATION

ITEM 1. Financial Statements

WEINGARTEN REALTY INVESTORS

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME (LOSS)

(Unaudited)

(In thousands, except per share amounts)

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Revenues:
Rentals, net	$	126,406		$	119,746		$	363,770		$	347,882
Other	3,139			3,123			8,444			11,123
Total	129,545			122,869			372,214			359,005
Expenses:
Depreciation and amortization	36,623			33,487			103,909			98,489
Operating	26,583			22,494			73,088			66,777
Real estate taxes, net	15,259			14,658			43,557			42,054
Impairment loss	159			31,658			9,908			51,319
General and administrative	6,421			5,762			21,105			18,898
Total	85,045			108,059			251,567			277,537
Operating Income	44,500			14,810			120,647			81,468
Interest Expense, net	(28,109		)	(35,475		)	(88,587		)	(108,268		)
Interest and Other Income (Loss), net	1,818			(494		)	4,786			2,984
Gain on Sale of Real Estate Joint Venture and Partnership Interests	—			—			5,562			—
Equity in Earnings (Losses) of Real Estate Joint Ventures and Partnerships, net	4,905			(3,034		)	(6,715		)	3,942
Gain on Acquisition	1,869			—			1,869			—
(Provision) Benefit for Income Taxes	(733		)	(471		)	(462		)	67
Income (Loss) from Continuing Operations	24,250			(24,664		)	37,100			(19,807		)
Operating Income (Loss) from Discontinued Operations	2,636			(12,272		)	9,763			1,802
Gain on Sale of Property from Discontinued Operations	14,826			586			49,724			586
Income (Loss) from Discontinued Operations	17,462			(11,686		)	59,487			2,388
Gain on Sale of Property	335			392			859			1,588
Net Income (Loss)	42,047			(35,958		)	97,446			(15,831		)
Less: Net (Income) Loss Attributable to Noncontrolling Interests	(1,774		)	2,738			(4,557		)	410
Net Income (Loss) Adjusted for Noncontrolling Interests	40,273			(33,220		)	92,889			(15,421		)
Dividends on Preferred Shares	(8,869		)	(8,869		)	(26,607		)	(26,607		)
Net Income (Loss) Attributable to Common Shareholders	$	31,404		$	(42,089	)	$	66,282		$	(42,028	)
Earnings Per Common Share - Basic:
Income (loss) from continuing operations attributable to common shareholders	$	0.12		$	(0.25	)	$	0.06		$	(0.37	)
Income (loss) from discontinued operations	0.14			(0.10		)	0.49			0.02
Net income (loss) attributable to common shareholders	$	0.26		$	(0.35	)	$	0.55		$	(0.35	)
Earnings Per Common Share - Diluted:
Income (loss) from continuing operations attributable to common shareholders	$	0.12		$	(0.25	)	$	0.05		$	(0.37	)
Income (loss) from discontinued operations	0.14			(0.10		)	0.49			0.02
Net income (loss) attributable to common shareholders	$	0.26		$	(0.35	)	$	0.54		$	(0.35	)
Comprehensive Income (Loss):
Net Income (Loss)	$	42,047		$	(35,958	)	$	97,446		$	(15,831	)
Net unrealized loss on derivatives	(49		)	(542		)	(181		)	(832		)
Amortization of loss on derivatives	664			654			1,985			1,892
Comprehensive Income (Loss)	42,662			(35,846		)	99,250			(14,771		)
Comprehensive (Income) Loss Attributable to Noncontrolling Interests	(1,774		)	2,738			(4,557		)	410
Comprehensive Income (Loss) Adjusted for Noncontrolling Interests	$	40,888		$	(33,108	)	$	94,693		$	(14,361	)

See Notes to Condensed Consolidated Financial Statements.

3

WEINGARTEN REALTY INVESTORS

CONDENSED CONSOLIDATED BALANCE SHEETS

(Unaudited)

(In thousands, except per share amounts)

	September 30, 2012			December 31, 2011
ASSETS
Property	$	4,392,028		$	4,688,526
Accumulated Depreciation	(1,013,294		)	(1,059,531		)
Property Held for Sale, net	73,404			73,241
Property, net *	3,452,138			3,702,236
Investment in Real Estate Joint Ventures and Partnerships, net	300,471			341,608
Total	3,752,609			4,043,844
Notes Receivable from Real Estate Joint Ventures and Partnerships	90,385			149,204
Unamortized Debt and Lease Costs, net	138,718			115,191
Accrued Rent and Accounts Receivable (net of allowance for doubtful accounts of $11,693 in 2012 and $11,301 in 2011) *	77,741			86,530
Cash and Cash Equivalents *	19,089			13,642
Restricted Deposits and Mortgage Escrows	13,813			11,144
Other, net	170,304			168,671
Total Assets	$	4,262,659		$	4,588,226
LIABILITIES AND EQUITY
Debt, net *	$	2,227,419		$	2,531,837
Accounts Payable and Accrued Expenses	117,956			124,888
Other, net	120,433			107,919
Total Liabilities	2,465,808			2,764,644
Commitments and Contingencies	—			—
Equity:
Shareholders’ Equity:
Preferred Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 10,000
6.75% Series D cumulative redeemable preferred shares of beneficial interest; 100 shares issued and outstanding in 2012 and 2011; liquidation preference $75,000	3			3
6.95% Series E cumulative redeemable preferred shares of beneficial interest; 29 shares issued and outstanding in 2012 and 2011; liquidation preference $72,500	1			1
6.5% Series F cumulative redeemable preferred shares of beneficial interest; 140 shares issued and outstanding in 2012 and 2011; liquidation preference $350,000	4			4
Common Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 275,000; shares issued and outstanding: 121,350 in 2012 and 120,844 in 2011	3,658			3,641
Additional Paid-In Capital	1,997,230			1,983,978
Net Income Less Than Accumulated Dividends	(343,688		)	(304,504		)
Accumulated Other Comprehensive Loss	(25,939		)	(27,743		)
Total Shareholders’ Equity	1,631,269			1,655,380
Noncontrolling Interests	165,582			168,202
Total Equity	1,796,851			1,823,582
Total Liabilities and Equity	$	4,262,659		$	4,588,226
*   Consolidated Variable Interest Entities’ Assets and Liabilities included in the above balances (See Note 17):
Property, net	$	226,235		$	230,159
Accrued Rent and Accounts Receivable, net	8,664			8,564
Cash and Cash Equivalents	10,309			11,382
Debt, net	277,156			279,301

See Notes to Condensed Consolidated Financial Statements.

4

WEINGARTEN REALTY INVESTORS CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (Unaudited) (In thousands)
	Nine Months Ended September 30,
	2012			2011
Cash Flows from Operating Activities:
Net Income (Loss)	$	97,446		$	(15,831	)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization	110,300			118,833
Amortization of deferred financing costs and debt discount	386			5,072
Impairment loss	15,410			72,739
Equity in losses (earnings) of real estate joint ventures and partnerships, net	6,715			(3,942		)
Gain on acquisition	(1,869		)	(4,559		)
Gain on sale of property	(50,583		)	(2,174		)
Gain on sale of real estate joint venture and partnership interests	(5,562		)	—
Distributions of income from real estate joint ventures and partnerships, net	2,160			1,775
Changes in accrued rent and accounts receivable, net	2,095			9,270
Changes in other assets, net	(17,740		)	(17,856		)
Changes in accounts payable, accrued expenses and other liabilities, net	(7,021		)	(18,853		)
Other, net	10,472			8,211
Net cash provided by operating activities	162,209			152,685
Cash Flows from Investing Activities:
Acquisition of real estate and land	(196,801		)	(48,238		)
Development and capital improvements	(68,345		)	(66,384		)
Proceeds from sale of property and real estate equity investments, net	480,502			52,549
Change in restricted deposits and mortgage escrows	50			(668		)
Notes receivable from real estate joint ventures and partnerships and other receivables:
Advances	(6,468		)	(2,756		)
Collections	74,296			14,980
Real estate joint ventures and partnerships:
Investments	(8,445		)	(18,583		)
Distributions of capital	31,910			13,714
Proceeds from tax increment revenue bonds	—			16,545
Net cash provided by (used in) investing activities	306,699			(38,841		)
Cash Flows from Financing Activities:
Proceeds from issuance of:
Debt	—			215,750
Common shares of beneficial interest, net	4,753			3,935
Principal payments of debt	(412,091		)	(317,559		)
Changes in unsecured revolving credit facilities	83,500			115,300
Common and preferred dividends paid	(130,105		)	(124,277		)
Debt issuance costs paid	(1,735		)	(3,850		)
Distributions to noncontrolling interests	(10,119		)	(9,562		)
Contributions from noncontrolling interests	2,123			3,717
Other, net	213			(976		)
Net cash used in financing activities	(463,461		)	(117,522		)
Net increase (decrease) in cash and cash equivalents	5,447			(3,678		)
Cash and cash equivalents at January 1	13,642			23,859
Cash and cash equivalents at September 30	$	19,089		$	20,181
Interest paid during the period (net of amount capitalized of $2,394 and $1,485, respectively)	$	98,024		$	117,388
Income taxes paid during the period	$	1,548		$	1,578

See Notes to Condensed Consolidated Financial Statements.

5

WEINGARTEN REALTY INVESTORS

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

(Unaudited)

(In thousands, except per share amounts)

	Preferred Shares of Beneficial Interest		Common Shares of Beneficial Interest		Additional Paid-In Capital		Net Income Less Than Accumulated Dividends			Accumulated  Other Comprehensive Loss			Noncontrolling Interests			Total
Balance, January 1, 2011	$	8	$	3,630	$	1,969,905	$	(151,780	)	$	(21,774	)	$	180,268		$	1,980,257
Net loss							(15,421		)				(410		)	(15,831		)
Shares issued under benefit plans			11		8,736											8,747
Dividends declared – common shares (1)							(99,638		)							(99,638		)
Dividends declared – preferred shares (2)							(24,639		)							(24,639		)
Distributions to noncontrolling interests													(9,562		)	(9,562		)
Contributions from noncontrolling interests													3,717			3,717
Other comprehensive income										1,060						1,060
Other, net					3,477		(1,968		)				(2,898		)	(1,389		)
Balance, September 30, 2011	$	8	$	3,641	$	1,982,118	$	(293,446	)	$	(20,714	)	$	171,115		$	1,842,722
Balance, January 1, 2012	$	8	$	3,641	$	1,983,978	$	(304,504	)	$	(27,743	)	$	168,202		$	1,823,582
Net income							92,889						4,557			97,446
Shares issued under benefit plans			17		11,486											11,503
Dividends declared – common shares (1)							(105,466		)							(105,466		)
Dividends declared – preferred shares (2)							(24,639		)							(24,639		)
Distributions to noncontrolling interests													(10,119		)	(10,119		)
Contributions from noncontrolling interests													2,123			2,123
Other comprehensive income										1,804						1,804
Other, net					1,766		(1,968		)				819			617
Balance, September 30, 2012	$	8	$	3,658	$	1,997,230	$	(343,688	)	$	(25,939	)	$	165,582		$	1,796,851

_______________

(1) Common dividend per share was $0.870 and $0.825 for the nine months ended September 30, 2012 and 2011, respectively.

(2) Series D, E and F preferred dividend per share was $37.97, $130.31 and $121.88, respectively, for both the nine months ended September 30, 2012 and 2011.

See Notes to Condensed Consolidated Financial Statements.

6

WEINGARTEN REALTY INVESTORS

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

Note 1. Summary of Significant Accounting Policies

Business

Weingarten Realty Investors is a real estate investment trust (“REIT”) organized under the Texas Business Organizations Code. We, and our predecessor entity, began the ownership and development of shopping centers and other commercial real estate in 1948. Our primary business is leasing space to tenants in the shopping centers and other properties we own or lease. We also manage centers for joint ventures in which we are partners or for other outside owners for which we charge fees.

We operate a portfolio of rental properties, primarily neighborhood and community shopping centers, that totals approximately 59.8 million square feet. We have a diversified tenant base with our largest tenant comprising only 3.3% of total rental revenues during the first nine months of 2012.

We currently operate, and intend to operate in the future, as a REIT.

Basis of Presentation

Our consolidated financial statements include the accounts of our subsidiaries, certain partially owned real estate joint ventures or partnerships and variable interest entities (“VIEs”) which meet the guidelines for consolidation. All intercompany balances and transactions have been eliminated.

The condensed consolidated financial statements included in this report are unaudited; however, amounts presented in the condensed consolidated balance sheet as of December 31, 2011 are derived from our audited financial statements at that date. In our opinion, all adjustments necessary for a fair presentation of such financial statements have been included. Such adjustments consisted of normal recurring items. Interim results are not necessarily indicative of results for a full year.

The condensed consolidated financial statements and notes are presented as permitted by Form 10-Q and certain information included in our annual financial statements and notes has been condensed or omitted. These condensed consolidated financial statements should be read in conjunction with our Annual Report on Form 10-K for the year ended December 31, 2011.

Our financial statements are prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”). Such statements require management to make estimates and assumptions that affect the reported amounts on our consolidated financial statements. Actual results could differ from these estimates. We have evaluated subsequent events for recognition or disclosure in our consolidated financial statements.

Reportable Segments

Our primary focus is to lease space to tenants in shopping centers or other properties that we own, lease or manage. Historically, we reviewed operating and financial information for each property by commercial use and on an individual basis. Each commercial use or each property represents an individual operating segment.

We evaluate the performance of the reportable segments based on net operating income, defined as total revenues less operating expenses and real estate taxes. Management does not consider the effect of gains or losses from the sale of property or interests in real estate joint ventures and partnerships in evaluating segment operating performance.

With the sale of our industrial portfolio in May 2012, we no longer analyze our properties by commercial use. Further, no individual property constitutes more than 10% of our revenues, net operating income or assets, and we have no operations outside of the United States of America. Therefore, our properties have been aggregated into one reportable segment since the properties share similar economic and operating characteristics.

Restricted Deposits and Mortgage Escrows

Restricted deposits and mortgage escrows consist of escrow deposits held by lenders primarily for property taxes, insurance and replacement reserves and restricted cash that is held for a specific use or in a qualified escrow account for the purposes of completing like-kind exchange transactions.

7

Our restricted deposits and mortgage escrows consist of the following (in thousands):

	September 30, 2012		December 31, 2011
Restricted cash	$	4,262	$	3,169
Mortgage escrows	9,551		7,975
Total	$	13,813	$	11,144

Accumulated Other Comprehensive Loss

Our accumulated other comprehensive loss consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Derivatives	$	8,212	$	10,016
Retirement liability	17,727		17,727
Total	$	25,939	$	27,743

Reclassifications

The reclassification of prior years’ operating results for certain properties classified as discontinued operations was made to conform to the current year presentation (see Notes 9 and 10 for additional information). Also, we have disaggregated certain line items in our Condensed Consolidated Statements of Cash Flows to conform to the current year presentation. Prior years’ distribution to noncontrolling interests and contributions from noncontrolling interests was reclassified from other, net, and the acquisition of real estate and land was segregated from development and capital improvements (which was previously titled investment in property). These items had no impact on previously reported net income, earnings per share, the consolidated balance sheet or cash flows.

Note 2. Newly Issued Accounting Pronouncements

In May 2011, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update No. 2011-04, “Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in U.S. GAAP and IFRSs,” which amends previous guidance resulting in common fair value measurement and disclosure requirements between GAAP and International Financial Reporting Standards. The amendments both clarify the application of existing fair value measurement requirements and changes certain principles or requirements for measuring fair value or for disclosing information about fair value measurements. The provisions of this update were effective for us at January 1, 2012. The adoption of this update did not materially impact our consolidated financial statements.

In June 2011, the FASB issued Accounting Standards Update No. 2011-05 (“ASU 2011-05”), “Presentation of Comprehensive Income,” which amends previous guidance by requiring all nonowner changes in equity to be presented in either a single continuous statement of comprehensive income or in two separate but consecutive statements. In addition, an entity will be required to present on the face of the financial statements, reclassification adjustments for items reclassified from other comprehensive income to net income. In December 2011, the FASB issued Accounting Standards Update No. 2011-12, “Deferral of Effective Date for Amendments to the Presentation of Reclassifications of Items Out of Accumulated Other Comprehensive Income in Accounting Standards Update No. 2011-05,” which primarily defers the provision of ASU 2011-05 requiring the presentation on the face of the financial statements other comprehensive income reclassification adjustments. All other provisions of ASU 2011-05 were effective for us at January 1, 2012. As of December 31, 2011, our early adoption of this update did not materially impact our consolidated financial statements.

8

Note 3. Property

Our property consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Land	$	873,448	$	918,627
Land held for development	123,615		124,528
Land under development	16,485		20,281
Buildings and improvements	3,314,307		3,557,173
Construction in-progress	64,173		67,917
Total	$	4,392,028	$	4,688,526

The following carrying charges were capitalized (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2012		2011		2012		2011
Interest	$	800	$	831	$	2,394	$	1,485
Real estate taxes	60		160		306		243
Total	$	860	$	991	$	2,700	$	1,728

During the nine months ended September 30, 2012, we acquired four shopping centers and other retail property for approximately $232.3 million, which includes the acquisition of a partner's 79.6% interest in an unconsolidated tenancy-in-common arrangement.

During the nine months ended September 30, 2012, we sold 21 shopping centers, 53 industrial properties and other retail property. We also assigned a 75% consolidated joint venture interest to a partner. Aggregate gross sales proceeds, including the assumption of debt by the buyer, from these transactions totaled $509.8 million and generated gains of $50.5 million.

Also, property before accumulated depreciation for six properties totaling $94.5 million and seven properties totaling $94.8 million have been classified as held for sale as of September 30, 2012 and December 31, 2011, respectively. See Note 10 for additional information.

9

Note 4. Investment in Real Estate Joint Ventures and Partnerships

We own interests in real estate joint ventures or limited partnerships and have tenancy-in-common interests in which we exercise significant influence, but do not have financial and operating control. We account for these investments using the equity method, and our interests range from 10% to 75% for the 2012 periods presented and 7.8% to 75% for the 2011 periods presented. Combined condensed financial information of these ventures (at 100%) is summarized as follows (in thousands):

	September 30, 2012			December 31, 2011
Combined Condensed Balance Sheets
Assets
Property	$	1,769,303		$	2,108,745
Accumulated depreciation	(295,670		)	(296,496		)
Property, net	1,473,633			1,812,249
Other assets, net	166,697			173,130
Total Assets	$	1,640,330		$	1,985,379
Liabilities and Equity
Debt, net (primarily mortgages payable)	$	515,978		$	556,920
Amounts payable to Weingarten Realty Investors and affiliates	109,715			170,007
Other liabilities, net	43,638			41,907
Total Liabilities	669,331			768,834
Accumulated equity	970,999			1,216,545
Total Liabilities and Equity	$	1,640,330		$	1,985,379

	Three Months Ended September 30,					Nine Months Ended September 30,
	2012		2011			2012			2011
Combined Condensed Statements of Operations
Revenues, net	$	49,726	$	52,501		$	149,599		$	154,693
Expenses:
Depreciation and amortization	15,071		16,507			46,688			51,051
Interest, net	8,956		9,557			27,003			28,394
Operating	9,069		8,961			26,265			26,791
Real estate taxes, net	6,322		6,001			18,719			18,607
General and administrative	420		865			1,006			2,834
Provision for income taxes	81		85			249			286
Impairment loss	283		26,718			96,781			28,776
Total	40,202		68,694			216,711			156,739
Gain (loss) on sale of property	2,177		—			2,423			(21		)
Net income (loss)	$	11,701	$	(16,193	)	$	(64,689	)	$	(2,067	)

10

Our investment in real estate joint ventures and partnerships, as reported in our Condensed Consolidated Balance Sheets, differs from our proportionate share of the entities' underlying net assets due to basis differences, which arose upon the transfer of certain assets to the joint ventures. The net basis differences, which totaled $2.7 million and $7.5 million at September 30, 2012 and December 31, 2011, respectively, are generally amortized over the useful lives of the related assets.

During 2012, our real estate joint ventures and partnerships determined that the carrying amount of certain properties was not recoverable and that the properties should be written down to fair value. For the three and nine months ended September 30, 2012, our unconsolidated real estate joint ventures and partnerships recorded an impairment charge of $0.3 million and $96.8 million, respectively, on various properties that are either marketed for sale or have been sold. For the three and nine months ended September 30, 2011, our unconsolidated real estate joint ventures and partnerships recorded an impairment charge of $26.7 million and $28.8 million, respectively.

Fees earned by us for the management of these real estate joint ventures and partnerships totaled $1.5 million for both the three months ended September 30, 2012 and 2011, and $4.8 million and $4.6 million for the nine months ended September 30, 2012 and 2011, respectively.

In August 2012, we acquired a partner's 79.6% interest in an unconsolidated tenancy-in-common arrangement for approximately $29.6 million that we had previously accounted for under the equity method and includes the assumption of debt of $24.5 million. This transaction resulted in the consolidation of the property in our consolidated financial statements.

In February 2012, we sold a 47.8% unconsolidated joint venture interest in a Colorado development project to our partner with gross sales proceeds totaling $29.1 million, which includes the assumption of our share of debt, generating a gain of $3.5 million.

In April 2011, we acquired a 50%-owned unconsolidated real estate joint venture interest in three shopping centers for approximately $11.6 million. We also acquired our partner’s 50% unconsolidated joint venture interest in a Florida development property that we had previously accounted for under the equity method. This transaction resulted in the consolidation of the property in our consolidated financial statements.

Note 5. Notes Receivable from Real Estate Joint Ventures and Partnerships

We have ownership interests in a number of real estate joint ventures and partnerships. Notes receivable from these entities bear interest ranging from approximately 2.9% to 16.0% at September 30, 2012 and 2.8% to 10.0% at December 31, 2011. These notes are due at various dates through 2014 and are generally secured by underlying real estate assets.

We believe these notes are fully collectible, and no allowance has been recorded. Interest income recognized on these notes was $.8 million for both the three months ended September 30, 2012 and 2011, and $2.2 million and $2.5 million for the nine months ended September 30, 2012 and 2011, respectively.

In February 2012, we received $59.2 million in payment of our notes receivable from real estate joint ventures and partnerships, in conjunction with the sale of our interest in an unconsolidated real estate joint venture. See Note 15 for additional information.

In April 2011, we eliminated $21.9 million of our notes receivable from real estate joint ventures and partnerships upon the purchase of our partner’s 50% unconsolidated joint venture interest in a Florida development property.

11

Note 6. Debt

Our debt consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Debt payable to 2038 at 2.6% to 8.8% in 2012 and 1.5% to 8.8% in 2011	$	1,881,013	$	2,268,668
Unsecured notes payable under revolving credit facilities	250,000		166,500
Debt service guaranty liability	74,075		74,075
Obligations under capital leases	21,000		21,000
Industrial revenue bonds payable to 2015 at 2.4%	1,331		1,594
Total	$	2,227,419	$	2,531,837

The grouping of total debt between fixed and variable-rate as well as between secured and unsecured is summarized below (in thousands):

	September 30, 2012		December 31, 2011
As to interest rate (including the effects of interest rate contracts):
Fixed-rate debt	$	1,831,791	$	2,014,834
Variable-rate debt	395,628		517,003
Total	$	2,227,419	$	2,531,837
As to collateralization:
Unsecured debt	$	1,254,804	$	1,510,932
Secured debt	972,615		1,020,905
Total	$	2,227,419	$	2,531,837

Effective September 30, 2011, we entered into an amended and restated $500 million unsecured revolving credit facility. The facility expires in September 2015 and provides for a one-year extension upon our request and borrowing rates that float at a margin over LIBOR plus a facility fee. The borrowing margin and facility fee, which are priced off a grid that is tied to our senior unsecured credit ratings, are currently 125 and 25 basis points, respectively. The facility also contains a competitive bid feature that will allow us to request bids for up to $250 million. Additionally, an accordion feature allows us to increase the facility amount up to $700 million.

Effective May 2010, we entered into an agreement with a bank for an unsecured and uncommitted overnight facility totaling $99 million that we intend to maintain for cash management purposes. The facility provides for fixed interest rate loans at a 30 day LIBOR rate plus a borrowing margin based on market liquidity.

12

The following table discloses certain information regarding our unsecured notes payable under our revolving credit facilities (in thousands, except percentages):

	September 30, 2012			December 31, 2011
Unsecured revolving credit facility:
Balance outstanding	$	250,000		$	145,000
Available balance	247,571			351,571
Letter of credit outstanding under facility	2,429			3,429
Variable interest rate (excluding facility fee)	1.2		%	1.3		%
Unsecured and uncommitted overnight facility:
Balance outstanding	$	—		$	21,500
Variable interest rate	—		%	1.5		%
Both facilities:
Maximum balance outstanding during the year	$	303,100		$	330,700
Weighted average balance	194,410			151,814
Year-to-date weighted average interest rate (excluding facility fee)	1.3		%	1.5		%

Related to a development project in Sheridan, Colorado, we have provided a guaranty for the payment of any debt service shortfalls until a coverage rate of 1.4x is met on tax increment revenue bonds issued in connection with the project. The bonds are to be repaid with incremental sales and property taxes and a public improvement fee (“PIF”) to be assessed on current and future retail sales and, to the extent necessary, any amounts we may have to provide under a guaranty. The incremental taxes and PIF are to remain intact until the earlier of the date the bond liability has been paid in full or 2040, as extended by the Sheridan Redevelopment Agency (“Agency”) in April 2011. Therefore, a debt service guaranty liability equal to the fair value of the amounts funded under the bonds was recorded. For both periods ended at September 30, 2012 and December 31, 2011, we had $74.1 million outstanding for the debt service guaranty liability.

On August 29, 2011, we entered into a $200 million unsecured term loan; the proceeds of which were used to repay amounts outstanding under our revolving credit facility. The initial term of the loan was one year, which we repaid at par after nine months on May 31, 2012 at our option. In addition, $137.6 million fixed-rate medium term notes matured during 2012 at a weighted average interest rate of 5.2%.

Various leases and properties, and current and future rentals from those leases and properties, collateralize certain debt. At September 30, 2012 and December 31, 2011, the carrying value of such assets aggregated $1.6 billion and $1.7 billion, respectively.

13

Scheduled principal payments on our debt (excluding $250.0 million due under our revolving credit facilities, $21.0 million of certain capital leases, $10.8 million fair value of interest rate contracts, $2.9 million net premium/(discount) on debt, $12.3 million of non-cash debt-related items, and $74.1 million debt service guaranty liability) are due during the following years (in thousands):

2012 remaining (1)	$	127,624
2013	315,520
2014	474,292
2015	275,999
2016	231,661
2017	142,096
2018	64,441
2019 (2)	153,724
2020	3,746
2021	2,763
Thereafter	64,470
Total	$	1,856,336

_______________

(1) Includes $54.1 million of our 3.95% convertible senior unsecured notes outstanding due 2026, which were called by us with a redemption date of November 8, 2012.

(2) Includes $100.0 million of our 8.1% senior unsecured notes due 2019 which may be redeemed by us at any time on or after September 2014 at our option.

Our various debt agreements contain restrictive covenants, including minimum interest and fixed charge coverage ratios, minimum unencumbered interest coverage ratios, minimum net worth requirements and maximum total debt levels. We believe we were in compliance with our public debt and revolving credit facility covenants as of September 30, 2012.

Note 7. Derivatives and Hedging

The fair value of all our interest rate contracts is reported as follows (in thousands):

	Assets			Liabilities
	Balance Sheet Location	Amount		Balance Sheet Location	Amount
Designated Hedges:
September 30, 2012	Other Assets, net	$	10,852	Other Liabilities, net	$	827
December 31, 2011	Other Assets, net	10,816		Other Liabilities, net	674

Cash Flow Hedges:

As of September 30, 2012 and December 31, 2011, we had three active interest rate contracts designated as cash flow hedges with an aggregate notional amount of $26.6 million and $27.1 million, respectively. These contracts have maturities through September 2017 and either fix or cap interest rates ranging from 2.3% to 5.0%. We have determined that these contracts are highly effective in offsetting future variable interest cash flows.

As of September 30, 2012 and December 31, 2011, the balance in accumulated other comprehensive loss relating to cash flow interest rate contracts was $8.2 million and $10.0 million, respectively, and will be reclassified to net interest expense as interest payments are made on our fixed-rate debt. Within the next 12 months, approximately $2.9 million of the balance in accumulated other comprehensive loss is expected to be amortized to net interest expense related to settled interest rate contracts.

14

A summary of cash flow interest rate contract hedging activity is as follows (in thousands):

Derivatives Hedging Relationships	Amount of Gain (Loss)  Recognized in Other Comprehensive Income on Derivative  (Effective Portion)		Location of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income	Amount of Gain (Loss)  Reclassified from Accumulated Other Comprehensive Loss into Income (Effective Portion)			Location of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount  Excluded from Effectiveness Testing)	Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
Three Months Ended September 30, 2012	$	49	Interest expense, net	$	(664	)	Interest expense, net	$	—
Nine Months Ended September 30, 2012	181		Interest expense, net	(1,985		)	Interest expense, net	—
Three Months Ended September 30, 2011	542		Interest expense, net	(654		)	Interest expense, net	—
Nine Months Ended September 30, 2011	844		Interest expense, net	(1,892		)	Interest expense, net	(12		)

Fair Value Hedges:

As of September 30, 2012 and December 31, 2011, we had four interest rate contracts, maturing through October 2017, with an aggregate notional amount of $118.4 million and $119.3 million, respectively, that were designated as fair value hedges and convert fixed interest payments at rates from 4.2% to 7.5% to variable interest payments ranging from 0.4% to 4.3% and 0.5% to 4.4%, respectively. We have determined that our fair value hedges are highly effective in limiting our risk of changes in the fair value of fixed-rate notes attributable to changes in interest rates.

A summary of the changes in fair value of our interest rate contracts is as follows (in thousands):

	Gain (Loss)  on Contracts		Gain (Loss)  on Borrowings			Gain (Loss) Recognized  in Income
Three Months Ended September 30, 2012
Interest expense, net	$	3	$	(3	)	$	—
Nine Months Ended September 30, 2012
Interest expense, net	64		(64		)	—
Three Months Ended September 30, 2011
Interest expense, net	3,562		(3,562		)	—
Nine Months Ended September 30, 2011
Interest expense, net	4,056		(4,056		)	—

A summary of our fair value interest rate contract hedges impact on net income is as follows (in thousands):

Derivatives Hedging Relationships	Location of Gain (Loss) Recognized in Income on Derivative	Amount of Gain  (Loss) Recognized in Income on Derivative		Location of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount  Excluded from Effectiveness Testing)	Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
Three Months Ended September 30, 2012	Interest expense, net	$	1,004	Interest expense, net	$	—
Nine Months Ended September 30, 2012	Interest expense, net	3,065		Interest expense, net	—
Three Months Ended September 30, 2011	Interest expense, net	4,577		Interest expense, net	—
Nine Months Ended September 30, 2011	Interest expense, net	7,149		Interest expense, net	—

15

Note 8. Noncontrolling Interests

The following table summarizes the effect of changes in our ownership interest in subsidiaries on the equity attributable to us as follows (in thousands):

	Nine Months Ended September 30,
	2012		2011
Net income (loss) adjusted for noncontrolling interests	$	92,889	$	(15,421	)
Transfers from the noncontrolling interests:
Net increase in equity for the acquisition of noncontrolling interests	—		1,668
Change from net income (loss) adjusted for noncontrolling interests and transfers from the noncontrolling interests	$	92,889	$	(13,753	)

Note 9. Impairment

The following impairment charges were recorded on the following assets based on the difference between the carrying amount of the assets and the estimated fair value (see Note 19 for additional fair value information) (in thousands):

	Three Months Ended September 30,					Nine Months Ended September 30,
	2012		2011			2012		2011
Continuing operations:
Land held for development and undeveloped land (1)	$	—	$	23,646		$	—	$	23,646
Property marketed for sale or sold (2)	159		6,538			3,300		7,462
Investments in real estate joint ventures and partnerships (3)	—		1,474			6,608		1,474
Tax increment revenue bonds (4)	—		—			—		18,737
Total reported in continuing operations	159		31,658			9,908		51,319
Discontinued operations:
Property held for sale or sold (5)	177		18,531			5,502		21,420
Total impairment charges	336		50,189			15,410		72,739
Other financial statement captions impacted by impairment:
Equity in losses of real estate joint ventures and partnerships, net	57		6,912			19,946		7,022
Net loss attributable to noncontrolling interests	—		(4,459		)	—		(4,459		)
Net impact of impairment charges	$	393	$	52,642		$	35,356	$	75,302

_______________

(1) Impairment was prompted by changes in management's plans for these properties, recent comparable market transactions and/or a change in market conditions.

(2) These charges resulted from changes in management’s plans for these properties, primarily the marketing of these properties for sale. Also included in this caption are impairments associated with dispositions that did not qualify to be reported in discontinued operations.

(3) Amounts reported in 2012 are based on third party offers to buy our interests in industrial real estate joint ventures.

(4) During 2011, the tax increment revenue bonds were remarketed by the Agency. All of the outstanding bonds were recalled, and new bonds were issued. We recorded an $18.7 million net credit loss on the exchange of bonds associated with our investment in the subordinated tax increment revenue bonds.

(5) Amounts reported in 2012 are based on third party offers.

16

Note 10. Discontinued Operations

For the nine months ended September 30, 2012, we sold 21 shopping centers, 53 industrial properties, and we assigned a 75% consolidated joint venture interest to our partner. Of these dispositions, 52 were located in Texas, six each in Georgia and Florida, two each in Louisiana, North Carolina and Virginia and one each in Arizona, Kansas, Maine, Oklahoma and Tennessee. We classified six shopping centers, of which three are located in Texas and one each in Arizona, North Carolina and Illinois, as held for sale. As part of these 2012 dispositions, we sold in May 2012 a portfolio of 52 wholly-owned industrial properties in order to exit the industrial real estate market and further align and strengthen our position solely as a retail REIT. As of September 30, 2012, the six properties classified as held for sale consisted of property and accumulated depreciation totaling $94.5 million and $21.1 million, respectively.

During 2011, we sold three industrial properties, of which two were located in Georgia and one in Texas, and eight shopping centers, of which five were located in Texas and one each in Florida, Kansas and North Carolina. As of December 31, 2011, we classified as held for sale seven shopping centers with a net book value of $73.2 million, of which three were located in Texas and one each in Arizona, Florida, Illinois and North Carolina.

Included in the Condensed Consolidated Balance Sheet at December 31, 2011 were $660.6 million of property and $155.8 million of accumulated depreciation related to retail and industrial properties that were either sold during 2012 or classified as held for sale as of September 30, 2012.

The operating results of these properties, which includes the six properties held for sale, have been reclassified and reported as discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Revenues, net	$	4,915		$	20,499		$	36,938		$	61,292
Depreciation and amortization	(318		)	(6,784		)	(6,391		)	(20,344		)
Operating expenses	(783		)	(3,772		)	(6,892		)	(10,901		)
Real estate taxes, net	(653		)	(3,330		)	(5,294		)	(9,259		)
Impairment loss	(177		)	(18,531		)	(5,502		)	(21,420		)
General and administrative	(216		)	(15		)	(2,177		)	(47		)
Interest expense, net	(132		)	(339		)	(617		)	(1,716		)
Gain on acquisition (see Note 18)	—			—			—			4,559
Provision for income taxes	—			—			(302		)	(362		)
Operating income (loss) from discontinued operations	2,636			(12,272		)	9,763			1,802
Gain on sale of property from discontinued operations	14,826			586			49,724			586
Income (loss) from discontinued operations	$	17,462		$	(11,686	)	$	59,487		$	2,388

We do not allocate other consolidated interest to discontinued operations because the interest savings to be realized from the proceeds of the sale of these operations is not material.

17

Note 11. Cash Flow Information

Non-cash investing and financing activities are summarized as follows (in thousands):

	Nine Months Ended September 30,
	2012			2011
Accrued property construction costs	$	7,454		$	11,460
Increase in equity for the acquisition of noncontrolling interests in consolidated real estate joint ventures	—			1,668
Reduction of debt service guaranty liability	—			(22,925		)
Property acquisitions and investments in unconsolidated real estate joint ventures:
Increase in debt, net	40,644			24,383
Increase (decrease) in property, net	16,665			(3,812		)
Increase in security deposits	1,332			22
Increase in restricted deposits and mortgage escrows	395			—
Increase in noncontrolling interests	968			—
Decrease in real estate joint ventures and partnerships - investments	(3,825		)	(153		)
Sale of property and property interest:
Decrease in debt, net due to debt assumption	(3,366		)	—
Decrease in restricted deposits and mortgage escrows	(204		)	—
Decrease in property, net	(2,855		)	—
Decrease in real estate joint ventures and partnerships - investments	(95		)	—
Decrease in noncontrolling interests	(95		)	—
Decrease in security deposits	(11		)	—
Consolidation of joint ventures (see Note 18):
Decrease in notes receivable from real estate joint ventures and partnerships	—			(21,872		)
Increase in property, net	—			32,307
Decrease in real estate joint ventures and partnerships - investments	—			(10,092		)

18

Note 12. Earnings Per Share

Earnings per common share – basic is computed using net income (loss) attributable to common shareholders and the weighted average number of shares outstanding. Earnings per common share – diluted include the effect of potentially dilutive securities. Income (loss) from continuing operations attributable to common shareholders includes gain on sale of property in accordance with Securities and Exchange Commission guidelines. Earnings per common share – basic and diluted components for the periods indicated are as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Numerator:
Continuing Operations:
Income (loss) from continuing operations	$	24,250		$	(24,664	)	$	37,100		$	(19,807	)
Gain on sale of property	335			392			859			1,588
Net (income) loss attributable to noncontrolling interests	(1,774		)	2,738			(4,557		)	410
Preferred share dividends	(8,869		)	(8,869		)	(26,607		)	(26,607		)
Income (loss) from continuing operations attributable to common shareholders – basic and diluted	$	13,942		$	(30,403	)	$	6,795		$	(44,416	)
Discontinued Operations:
Income (loss) from discontinued operations attributable to common shareholders – basic and diluted	$	17,462		$	(11,686	)	$	59,487		$	2,388
Denominator:
Weighted average shares outstanding – basic	120,766			120,413			120,637			120,301
Effect of dilutive securities:
Share options and awards	1,078			—			1,016			—
Weighted average shares outstanding – diluted	121,844			120,413			121,653			120,301

Anti-dilutive securities, which are excluded from the calculation of earnings per common share – diluted, are as follows (in thousands):

	Three Months Ended September 30,		Nine Months Ended September 30,
	2012	2011	2012	2011
Share options (1)	2,359	3,163	2,359	2,846
Operating partnership units	1,582	1,607	1,583	1,626
Share options and awards	—	894	—	940
Total anti-dilutive securities	3,941	5,664	3,942	5,412

_______________

(1) Exclusion results as exercise prices were greater than the average market price for each respective period.

Note 13. Share Options and Awards

In November 2011, we announced changes to the long-term incentive program under our Amended and Restated 2010 Long-Term Incentive Plan. Future grants of awards will incorporate service-based and two market-based measures for restricted share awards to promote share ownership among the participants and to emphasize the importance of total shareholder return. The terms of each grant vary depending upon the participant's responsibilities and position within the Company. We categorize these share awards as either service-based share awards or market-based share awards. All awards were valued at the fair market value on the date of grant and earn dividends throughout the vesting period. Compensation expense is measured at the grant date and recognized over the vesting period. All share awards are awarded subject to the participant’s continued employment with us.

19

The share awards are subject to a three-year cliff vesting basis. Service-based share and market-based share awards are subject to the achievement of select performance goals as follows:

• Service-based awards and accumulated dividends vest three years from the grant date. These grants are subject only to continued employment and not dependent on future performance measures. Accordingly, if such vesting criteria are not met, compensation cost previously recognized would be reversed.

• Market-based awards vest based upon the performance metrics at the end of a three-year period. These awards are based 50% on our three-year relative total shareholder return (“TSR”) as compared to the FTSE NAREIT U.S. Shopping Center Index. The other 50% is tied to our three-year absolute TSR. At the end of a three-year period, the performance measures are analyzed; the actual number of shares earned is determined and the earned shares and the accumulated dividends vest. The probability of meeting the market criteria is considered when calculating the estimated fair value on the date of grant using a Monte Carlo simulation. These awards are accounted for as awards with market criteria, with compensation cost recognized over the service period, regardless of whether the market criteria are achieved and the awards are ultimately earned and vest.

The fair value of the market-based share awards was estimated on the date of grant using a Monte Carlo valuation model based on the following assumptions:

	Nine Months Ended September 30, 2012
	Minimum		Maximum
Dividend yield	0.0	%	4.4	%
Expected volatility	27.7	%	51.6	%
Expected life (in years)			3
Risk-free interest rate	0.1	%	0.4	%

A summary of the status of unvested restricted share awards for the nine months ended September 30, 2012 is as follows:

	Unvested Restricted Share Awards		Weighted Average  Grant Date Fair  Value
Outstanding, January 1, 2012	407,328		$	20.43
Granted:
Service-based awards	129,813		24.91
Market-based awards relative to FTSE NAREIT U.S. Shopping Center Index	57,650		26.45
Market-based awards relative to three-year absolute TSR	57,650		27.65
Trust manager awards	28,263		27.19
Vested	(144,398	)	21.56
Forfeited	(1,336	)	24.87
Outstanding, September 30, 2012	534,970		$	22.99

As of September 30, 2012 and December 31, 2011, there was approximately $6.0 million and $5.0 million, respectively, of total unrecognized compensation cost related to unvested restricted shares, which is expected to be amortized over a weighted average of 2.1 years and 2.3 years, respectively.

20

Note 14. Employee Benefit Plans

We sponsor a noncontributory qualified retirement plan. Also in 2011, we sponsored a separate and independent defined nonqualified supplemental retirement plan for certain employees. The components of net periodic benefit cost for both plans are as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Service cost	$	266		$	789		$	1,048		$	2,720
Interest cost	319			725			1,257			2,615
Expected return on plan assets	(453		)	(405		)	(1,787		)	(1,630		)
Prior service cost	(24		)	(22		)	(94		)	(92		)
Recognized loss	317			151			1,251			613
Total	$	425		$	1,238		$	1,675		$	4,226

For the nine months ended September 30, 2012 and 2011, we contributed $2.5 million and $2.2 million, respectively, to the qualified retirement plan. Currently, we do not anticipate making any additional contributions to this plan during 2012.

Note 15. Related Parties

Through our management activities and transactions with our real estate joint ventures and partnerships, we had net accounts receivable of $1.7 million and $2.2 million outstanding as of September 30, 2012 and December 31, 2011, respectively. We also had accounts payable and accrued expenses of $6.3 million and $8.2 million outstanding as of September 30, 2012 and December 31, 2011, respectively. For both the three months ended September 30, 2012 and 2011, we recorded joint venture fee income of $1.5 million. For the nine months ended September 30, 2012 and 2011, we recorded joint venture fee income of $4.8 million and $4.6 million, respectively.

In February 2012, we sold our 47.8% unconsolidated joint venture interest in a Colorado development project to our partner with gross sales proceeds totaling $29.1 million, which includes the assumption of our share of debt, generating a gain of $3.5 million.

Note 16. Commitments and Contingencies

As of September 30, 2012, we participate in four real estate ventures structured as DownREIT partnerships that have properties in Arkansas, California, North Carolina, Texas and Utah. As a general partner, we have operating and financial control over these ventures and consolidate them in our consolidated financial statements. These ventures allow the outside limited partners to exchange their interest in the partnership for our common shares or an equivalent amount in cash. We may acquire any limited partnership interests that are put to the partnership, and we have the option to redeem the interest in cash or a fixed number of our common shares, at our discretion. We also participate in a real estate venture that has a property in Texas that allows its outside partner to put operating partnership units to us. We have the option to redeem these units in cash or a fixed number of our common shares, at our discretion. No common shares were issued in exchange for any of these interests during the nine months ended September 30, 2012 and 2011. The aggregate redemption value of these interests was approximately $44 million and $35 million as of September 30, 2012 and December 31, 2011, respectively.

We are subject to numerous federal, state and local environmental laws, ordinances and regulations in the areas where we own or operate properties. We are not aware of any contamination which may have been caused by us or any of our tenants that would have a material effect on our consolidated financial statements.

As part of our risk management activities, we have been accepted into state sponsored environmental programs which will limit our expenses if contaminants need to be remediated. We also have an environmental insurance policy that covers us against third party liabilities and remediation costs.

While we believe that we do not have any material exposure to environmental remediation costs, we cannot give absolute assurance that changes in the law or new discoveries of contamination will not result in additional liabilities to us.

21

During 2011, we filed a lawsuit against our joint venture partner in connection with a development project in Sheridan, Colorado for failure to perform on the joint venture’s past due intercompany note payable to us, which has been eliminated within our consolidated financial statements. We are also involved in a consolidated and two unconsolidated joint ventures with this partner. We are unable to determine the outcome of the lawsuit or its potential effects on our other joint ventures with this partner.

As of September 30, 2012, we have entered into commitments aggregating $60.1 million comprised principally of construction contracts which are generally due in 12 to 36 months.

We are also involved in various matters of litigation arising in the normal course of business. While we are unable to predict with certainty the amounts involved, our management and counsel are of the opinion that, when such litigation is resolved, any additional liability, if any, will not have a material effect on our consolidated financial statements.

Note 17. Variable Interest Entities

Consolidated VIEs:

Two of our real estate joint ventures whose activities principally consist of owning and operating 30 neighborhood/community shopping centers, of which 22 are located in Texas, three in Georgia, two each in Tennessee and Florida and one in North Carolina, were determined to be VIEs. These VIEs have financing agreements that are guaranteed solely by us for tax planning purposes. We have determined that we are the primary beneficiary and have consolidated these joint ventures.

A summary of our consolidated VIEs is as follows (in thousands):

	September 30, 2012		December 31, 2011
Maximum Risk of Loss (1)	$	137,374	$	138,176
Assets held by VIEs	258,861		309,387
Assets held as collateral for debt	245,208		250,105

_______________

(1) The maximum risk of loss has been determined to be limited to our guaranties of debt for each real estate joint venture.

Restrictions on the use of these assets are significant because they serve as collateral for the VIEs’ debt, and we would generally be required to obtain our partners’ approval in accordance with the joint venture agreements for any major transactions. Transactions with these joint ventures on our consolidated financial statements have been limited to changes in noncontrolling interests and reductions in debt from our partners’ contributions. We and our partners are subject to the provisions of the joint venture agreements which include provisions for when additional contributions may be required including operating cash shortfalls and unplanned capital expenditures. We have not provided any additional support to the VIEs as of September 30, 2012.

Unconsolidated VIEs:

At September 30, 2012 and December 31, 2011, two unconsolidated real estate joint ventures were determined to be VIEs through the issuance of secured loans, of which $21.0 million of debt associated with a tenancy-in-common arrangement is recorded in our Condensed Consolidated Balance Sheet, since the lenders have the ability to make decisions that could have a significant impact on the success of the entities. At December 31, 2011, we had one unconsolidated real estate joint venture with an interest in an entity, which was deemed to be a VIE since the unconsolidated joint venture provided a guaranty for the entity’s debt; however, in February 2012, our unconsolidated joint venture interest associated with these entities was sold. A summary of our unconsolidated VIEs is as follows (in thousands):

	September 30, 2012		December 31, 2011
Investment in Real Estate Joint Ventures and Partnerships, net (1)	$	29,498	$	30,377
Maximum Risk of Loss (2)	33,256		75,274

_______________

(1) The carrying amount of the investments represents our contributions to the real estate joint ventures net of any distributions made and our portion of the equity in earnings of the joint ventures.

(2) The maximum risk of loss has been determined to be limited to our debt exposure for each real estate joint venture.

22

We and our partners are subject to the provisions of the joint venture agreements that specify conditions, including operating shortfalls and unplanned capital expenditures, under which additional contributions may be required.

Note 18. Business Combinations

Effective April 13, 2011, we acquired a partner’s 50% interest in an unconsolidated joint venture related to a development property in Florida, which resulted in the consolidation of this property. Management has determined that this transaction qualified as a business combination to be accounted for under the acquisition method. Accordingly, the assets and liabilities of this transaction were recorded in our Condensed Consolidated Balance Sheet at its estimated fair value as of the effective date. Fair value of assets acquired, liabilities assumed and equity interests was estimated using market-based measurements, including cash flow and other valuation techniques. The fair value measurement is based on both significant inputs for similar assets and liabilities in comparable markets and significant inputs that are not observable in the markets in accordance with our fair value measurements accounting policy. Key assumptions include third-party broker valuation estimates; a discount rate of 8.0%; a terminal capitalization rate for similar properties; and factors that we believe market participants would consider in estimating fair value. The result of this transaction is included in our Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) beginning April 13, 2011.

The following table summarizes the transaction related to the business combination, including the assets acquired and liabilities assumed as indicated (in thousands):

	April 13, 2011
Fair value of our equity interest before business combination	$	7,578
Fair value of consideration transferred	$	11,462		(1)
Amounts recognized for assets and liabilities assumed:
Assets:
Property	$	32,807
Unamortized debt and lease costs	2,421
Accrued rent and accounts receivable	211
Cash and cash equivalents	1,402
Other, net	694
Liabilities:
Accounts payable and accrued expenses	(137		)
Other, net	(318		)
Total net assets	$	37,080

_______________

(1) Consideration included $.5 million of cash and $11.0 million in debt reimbursement.

As a result of this business combination, we recognized a gain of $4.6 million, which is attributable to the realization upon consolidation of our preferred return on equity. For the nine months ended September 30, 2011, the gain on this business combination is included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) as the property was sold during December 2011.

23

During 2012, we have acquired four shopping centers located in California, Georgia, Maryland and Texas, as well as, we consolidated a partner's 79.6% interest in an unconsolidated tenancy-in-common arrangement related to a property in Louisiana. The following table summarizes the transactions related to these acquisitions, including the assets acquired and liabilities assumed as indicated (in thousands):

	September 30, 2012
Fair value of our equity interest before acquisition	$	3,825
Fair value of consideration transferred	$	218,481		(1)
Amounts recognized for assets and liabilities assumed:
Assets:
Property	$	195,377
Unamortized debt and lease costs	36,787
Restricted deposits and mortgage escrows	395
Other, net	3,742
Liabilities:
Debt, net	(46,923		)	(2)
Accounts payable and accrued expenses	(2,250		)
Other, net	(5,899		)
Total net assets	$	181,229
Acquisition costs (included in operating expenses)	$	1,369
Gain on acquisition	$	1,869

_______________

(1) Includes assumption of debt totaling $37.8 million.

(2) Represents the fair value of debt, which includes $6.3 million that was previously recorded.

The following table summarizes the impact to revenues and net income attributable to common shareholders from our acquisitions as follows (in thousands):

	Three Months Ended September 30, 2012		Nine Months Ended September 30, 2012
Increase in revenues	$	4,006	$	4,248
Increase in net income attributable to common shareholders	245		387

The following table summarizes the pro forma impact of these transactions as if they had been consolidated or acquired on January 1, 2011, the earliest year presented, as follows (in thousands, except per share amounts):

	Three Months Ended September 30,					Nine Months Ended September 30,
	Pro Forma 2012(1)		Pro Forma 2011(1)			Pro Forma 2012(1)		Pro Forma 2011(1)
Revenues	$	130,244	$	127,578		$	381,862	$	374,024
Net income (loss)	41,934		(35,739		)	97,052		(15,312		)
Net income (loss) attributable to common shareholders	31,291		(41,870		)	65,888		(41,509		)
Earnings per share – basic	0.26		(0.35		)	0.55		(0.35		)
Earnings per share – diluted	0.26		(0.35		)	0.54		(0.35		)

_______________

(1) There are no non-recurring pro forma adjustments included within or excluded from the amounts in the preceding table.

24

Note 19. Fair Value Measurements

Recurring Fair Value Measurements:

Investments Held in Grantor Trusts and Deferred Compensation Plan Obligations

These assets are valued based on publicly quoted market prices for identical assets, which corresponds to the value of the deferred compensation plan obligations.

Derivative Instruments

We use interest rate contracts with major financial institutions to manage our interest rate risk. The valuation of these instruments is determined based on assumptions that management believes market participants would use in pricing, using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The fair values of our interest rate contracts have been determined using the market standard methodology of netting the discounted future fixed cash receipts (or payments) and the discounted expected variable cash payments (or receipts). The variable cash payments (or receipts) are based on an expectation of future interest rates (forward curves) derived from observable market interest rate curves.

We incorporate credit valuation adjustments to appropriately reflect both our own nonperformance risk and the respective counter-party’s nonperformance risk in the fair value measurements. In adjusting the fair value of our derivative contracts for the effect of nonperformance risk, we have considered the impact of netting and any applicable credit enhancements, such as collateral, thresholds and guarantees. In conjunction with the FASB’s fair value measurement guidance, an accounting policy election was made to measure the credit risk of its derivative financial instruments that are subject to master netting agreements on a net basis by counterparty portfolio.

Although we have determined that the majority of the inputs used to value our derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with our derivatives utilize Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by ourselves and our counter-parties. However, we have assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and have determined that the credit valuation adjustments are not significant to the overall valuation of our derivatives. As a result, we have determined that the derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy.

25

Assets and liabilities measured at fair value on a recurring basis as of September 30, 2012 and December 31, 2011, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):

	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value at September 30, 2012
Assets:
Investments in grantor trusts	$	16,480					$	16,480
Derivative instruments:
Interest rate contracts			$	10,852			10,852
Total	$	16,480	$	10,852	$	—	$	27,332
Liabilities:
Derivative instruments:
Interest rate contracts			$	827			$	827
Deferred compensation plan obligations	$	16,480					16,480
Total	$	16,480	$	827	$	—	$	17,307
	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value at December 31, 2011
Assets:
Investments in grantor trusts	$	14,693					$	14,693
Derivative instruments:
Interest rate contracts			$	10,816			10,816
Total	$	14,693	$	10,816	$	—	$	25,509
Liabilities:
Derivative instruments:
Interest rate contracts			$	674			$	674
Deferred compensation plan obligations	$	14,693					14,693
Total	$	14,693	$	674	$	—	$	15,367

A reconciliation of the outstanding balance of the subordinate tax increment revenue bonds using significant unobservable inputs (Level 3) is as follows (in thousands):

	Fair Value Measurements Using Significant Unobservable Inputs (Level 3)
Outstanding, January 1, 2011	$	10,700
Settlement of recalled bonds (1)	(10,700		)
Outstanding, December 31, 2011	$	—

_______________

(1) Settlement of recalled bonds represents the recall of previously issued subordinated tax increment revenue bonds that were available for sale and were replaced with held to maturity subordinated tax increment revenue bonds associated with the exchange transaction in April 2011.

26

Nonrecurring Fair Value Measurements:

Property and Property Held for Sale Impairments

Property is reviewed for impairment if events or changes in circumstances indicate that the carrying amount of the property, including any identifiable intangible assets, site costs and capitalized interest, may not be recoverable. In such an event, a comparison is made of the current and projected operating cash flows of each such property into the foreseeable future on an undiscounted basis to the carrying amount of such property. If we conclude that an impairment may have occurred, estimated fair values are determined by management utilizing cash flow models, market capitalization rates and market discount rates, or by obtaining third-party broker valuation estimates, appraisals, bona fide purchase offers or the expected sales price of an executed sales agreement in accordance with our fair value measurements accounting policy. Market capitalization rates and market discount rates are determined by reviewing current sales of similar properties and transactions, and utilizing management’s knowledge and expertise in property marketing.

Investments in Real Estate Joint Ventures and Partnerships Impairments

The fair value of our investment in partially owned real estate joint ventures and partnerships is estimated by management based on a number of factors, including the performance of each investment, the life and other terms of the investment, holding periods, market conditions, cash flow models, market capitalization rates and market discount rates, or by obtaining third-party broker valuation estimates, appraisals and bona fide purchase offers in accordance with our fair value measurements accounting policy. Market capitalization rates and market discount rates are determined by reviewing current sales of similar properties and transactions, and utilizing management’s knowledge and expertise in property marketing. We recognize an impairment loss if we determine the fair value of an investment is less than its carrying amount and that loss in value is other than temporary.

Subordinate Tax Increment Revenue Bonds Impairment

Investments in tax increment revenue bonds are reviewed for impairment if changes in circumstances or forecasts indicate that the carrying amount may not be recoverable, and if it is uncertain if the investment will be held to maturity. In such an event, a comparison is made of the projected recoverability of cash flows from the tax increment revenue bonds to the carrying amount of each investment. If we conclude that an impairment may have occurred, fair values are determined by management utilizing third-party sales revenue projections until the maturity of the bonds and discounted cash flow models.

Assets measured at fair value on a nonrecurring basis at September 30, 2012, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):

	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value		Total Gains (Losses) (1)
Property (2)					$	13,906	$	13,906	$	(2,897	)
Property held for sale (3)			$	39,131	10,675		49,806		(4,801		)
Investment in real estate joint ventures and partnerships (4)			24,231				24,231		(6,608		)
Total	$	—	$	63,362	$	24,581	$	87,943	$	(14,306	)

_______________

(1) Total gains (losses) exclude impairments on disposed assets because they are no longer held by us.

(2) In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $16.8 million was written down to a fair value of $13.9 million, resulting in a loss of $2.9 million, which was included in earnings for the nine month period. Management’s estimate of the fair value of these properties was determined using Level 3 inputs. See the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

(3) Property held for sale with a carrying amount of $53.8 million was written down to a fair value of $49.8 million less costs to sell of $0.8 million, resulting in a loss of $4.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the nine month period. Management’s estimate of the fair value of these properties was determined using bona fide purchase offers for the Level 2 inputs, and see the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

(4) Our net investment in real estate joint ventures and partnerships with a carrying amount of $30.8 million was written down to a fair value of $24.2 million, resulting in a loss of $6.6 million, which was included in earnings for the nine month period. Management’s estimate of the fair value of this investment was determined using the weighted average of the bona fide purchase offers received for the Level 2 inputs.

27

Assets measured at fair value on a nonrecurring basis at December 31, 2011, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):

	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value		Total Gains (Losses) (1)
Property (2)			$	389	$	98,207	$	98,596	$	(36,907	)
Property held for sale (3)			43,657		1,500		45,157		(13,799		)
Investment in real estate joint ventures and partnerships (4)					6,311		6,311		(1,752		)
Subordinate tax increment revenue bonds (5)					26,723		26,723		(18,737		)
Total	$	—	$	44,046	$	132,741	$	176,787	$	(71,195	)

_______________

(1) Total gains (losses) are reflected throughout 2011 and exclude impairments on disposed assets because they are no longer held by us.

(2) In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $135.5 million was written down to a fair value of $98.6 million, resulting in a loss of $36.9 million, which was included in earnings for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of an executed agreement for the Level 2 input and using third party broker valuations, bona fide purchase offers, cash flow models and discount rates ranging from 8% to 13% for the Level 3 inputs.

(3) Property held for sale with a carrying amount of $57.0 million was written down to a fair value of $45.2 million less costs to sell of $2.0 million, resulting in a loss of $13.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of executed agreements for the Level 2 inputs and a cash flow model using a discount rate of 10% for the Level 3 input.

(4) Our net investment in real estate joint ventures and partnerships with a carrying amount of $8.1 million was written down to a fair value of $6.3 million, resulting in a loss of $1.8 million, which was included in earnings for the twelve month period. Management’s estimate of the fair value of these investments was determined using the life and other terms of the investment, our partner’s financial condition, cash flow models and capitalization rates ranging from 7% to 9% for the Level 3 inputs.

(5) A net credit loss on the exchange of bonds of $18.7 million was recognized upon the recall and replacement of our investment in tax increment revenue bonds by the Agency in April 2011. The exchange transaction resulted in us receiving approximately $16.5 million in cash proceeds and $57.7 million in new subordinated bonds replacing the face value of our $51.3 million of senior bonds and $22.4 million of subordinate bonds, which had been previously written down to a fair value of $10.7 million. The carrying value of the $57.7 million subordinated bonds received in the exchange were written down to their fair value of $26.7 million, of which a loss of $11.7 million was previously recognized in December 2010. The net credit loss resulted as management did not expect to recover the par value of the bonds based upon changes in terms of the bonds and future sales tax revenue projections of the development project through their maturity. Management’s estimates of the fair value of these investments were determined using third-party sales revenue projections, future growth rates ranging from 1% to 4% and inflation rates ranging from 1% to 2% for the Level 3 inputs.

Fair Value Disclosures:

Unless otherwise described below, short-term financial instruments and receivables are carried at amounts which approximate their fair values based on their highly-liquid nature, short-term maturities and/or expected interest rates for similar instruments.

Notes Receivable from Real Estate Joint Ventures and Partnerships

We estimated the fair value of our notes receivable from real estate joint ventures and partnerships based on quoted market prices for publicly-traded notes and on the discounted estimated future cash receipts. We obtain quoted market prices from a third-party mortgage banking firm or other financial institutions, who we believe through experience and accessibility to the market, has provided measurements within the fair value guidance. The discount rates used approximate current lending rates for a note or groups of notes with similar maturities and credit quality, assumes the note is outstanding through maturity and considers the note’s collateral (if applicable). We have utilized market information as available or present value techniques to estimate the amounts required to be disclosed. Since such amounts are estimates that are based on limited available market information for similar transactions, there can be no assurance that the disclosed value of any financial instrument could be realized by immediate settlement of the instrument.

28

Schedule of the fair value of our notes is as follows (in thousands):

	September 30, 2012		December 31, 2011
Carrying value	$	90,385	$	149,204
Fair value, using significant unobservable inputs (Level 3)	93,257		153,532

Tax Increment Revenue Bonds

We estimated the fair value of our held to maturity tax increment revenue bonds, which were issued by the Agency in connection with our investment in a development project in Sheridan, Colorado, based on assumptions that management believes market participants would use in pricing, using widely accepted valuation techniques including discounted cash flow analysis based on the expected future sales tax revenues of the development project. This analysis reflects the contractual terms of the bonds, including the period to maturity, and uses observable market-based inputs, such as market discount rates and unobservable market-based inputs, such as future growth and inflation rates. Since such amounts are estimates that are based on limited available market information for similar transactions, there can be no assurance that the disclosed value of any financial instrument could be realized by immediate settlement of the instrument.

Schedule of the fair value of our tax increment revenue bonds is as follows (in thousands):

	September 30, 2012		December 31, 2011
Carrying value	$	26,505	$	26,505
Fair value, using significant unobservable inputs (Level 3)	26,505		26,505

A reconciliation of the credit loss recognized on our tax increment revenue bonds at September 30, 2012 is as follows (in thousands):

	Credit Loss  Recognized
Beginning balance, January 1, 2011	$	11,717
Additions	19,305
Ending balance, December 31, 2011	31,022
Additions	—
Ending Balance, September 30, 2012	$	31,022

Debt

We estimated the fair value of our debt based on primarily quoted market prices for publicly-traded debt and on the discounted estimated future cash payments to be made for other debt. We obtain quoted market prices from a third-party mortgage banking firm or other financial institutions, who we believe through experience and accessibility to the market, has provided measurements within the fair value guidance. For inactively traded debt, our third-party provider establishes a benchmark for all REIT securities based on the largest, most liquid and most frequent investment grade securities in the REIT bond market. This benchmark is then adjusted to consider how a market participant would be compensated for risk premiums such as, longevity of maturity dates, lack of liquidity and credit quality of the issuer. The discount rates used approximate current lending rates for loans or groups of loans with similar maturities and credit quality, assumes the debt is outstanding through maturity and considers the debt’s collateral (if applicable). We have utilized market information as available or present value techniques to estimate the amounts required to be disclosed. Since such amounts are estimates that are based on limited available market information for similar transactions, there can be no assurance that the disclosed value of any financial instrument could be realized by immediate settlement of the instrument.

29

Schedule of the fair value of our debt is as follows (in thousands):

	September 30, 2012		December 31, 2011
Fixed-rate debt:
Carrying value	$	1,831,791	$	2,014,834
Fair value, using significant unobservable inputs (Level 3)	1,967,343		2,054,670
Variable-rate debt:
Carrying value	$	395,628	$	517,003
Fair value, using significant unobservable inputs (Level 3)	409,952		531,353

The quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements as of September 30, 2012 reported in the above tables, is as follows:

Description	Fair Value at September 30, 2012		Valuation Technique	Unobservable Inputs	Range
					Minimum		Maximum
Property	$	13,906	Broker valuation estimate	Indicative bid (1)
			Bona fide purchase offers	Contract price (1)
			Discounted cash flows	Discount rate			10.0		%
				Capitalization rate	9.3	%	9.5		%
				Holding period (years)			1
				Expected future inflation rate (2)			3.0		%
				Market rent growth rate (2)			3.0		%
				Expense growth rate (2)			3.0		%
				Vacancy rate (2)			5.0		%
				Renewal rate (2)			75.0		%
				Average market rent rate (2)			$	10.52
				Average leasing cost per square foot (2)			$	16.50
Property held for sale	10,675		Broker valuation estimate	Indicative bid (1)
			Bona fide purchase offers	Contract price (1)
			Discounted cash flows	Discount rate			9.8		%
				Capitalization rate			10.5		%
				Holding period (years)			1
Notes receivable from real estate joint ventures and partnerships	93,257		Discounted cash flows	Discount rate			3.2		%
Tax increment revenue bonds	26,505		Discounted cash flows	Discount rate			7.5		%
				Expected future growth rate	1.0	%	4.0		%
				Expected future inflation rate	1.0	%	2.0		%
Fixed-rate debt	1,967,343		Discounted cash flows	Discount rate	1.2	%	6.0		%
Variable-rate debt	409,952		Discounted cash flows	Discount rate	1.4	%	5.0		%

_______________

(1) These fair values were developed by third parties, subject to our corroboration for reasonableness.

(2) Only applies to one property valuation.

Note 20. Subsequent Events

On October 9, 2012, we issued $300 million of 3.38% senior unsecured notes maturing in 2022. The notes were issued at 99.62% of the principal amount with a yield to maturity of 3.42%. The net proceeds received of $296.9 million were used to reduce amounts outstanding under our $500 million unsecured revolving credit facility and will be used to repay our $54.1 million of 3.95% convertible senior unsecured notes on November 8, 2012.

On October 22, 2012, we called our 6.95% Series E Cumulative Redeemable Preferred Shares with a redemption value of $72.5 million which will settle on November 21, 2012.

*****

30

ITEM 2.    Management’s Discussion and Analysis of Financial Condition and Results of Operations

Forward-Looking Statements

This quarterly report on Form 10-Q, together with other statements and information publicly disseminated by us, contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for purposes of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words “believe,” “expect,” “intend,” “anticipate,” “estimate,” “project,” or similar expressions. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors, which are, in some cases, beyond our control and which could materially affect actual results, performances or achievements. As described in "Risk Factors" in our Annual Report on Form 10-K for the year ended December 31, 2011, factors which may cause actual results to differ materially from current expectations include, but are not limited to, (i) disruptions in financial markets, (ii) general economic and local real estate conditions, (iii) the inability of major tenants to continue paying their rent obligations due to bankruptcy, insolvency or general downturn in their business, (iv) financing risks, such as the inability to obtain equity, debt, or other sources of financing on favorable terms, (v) changes in governmental laws and regulations, (vi) the level and volatility of interest rates, (vii) the availability of suitable acquisition opportunities, (viii) the ability to dispose properties, (ix) changes in expected development activity, (x) increases in operating costs, (xi) tax matters, including failure to qualify as a real estate investment trust, and (xii) investments through real estate joint ventures and partnerships, which involve risks not present in investments in which we are the sole investor. Accordingly, there is no assurance that our expectations will be realized. We do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances occurring after the date of this Quarterly Report on Form 10-Q.

The following discussion should be read in conjunction with the consolidated financial statements and notes thereto and the comparative summary of selected financial data appearing elsewhere in this report. Historical results and trends which might appear should not be taken as indicative of future operations. Our results of operations and financial condition, as reflected in the accompanying consolidated financial statements and related footnotes, are subject to management’s evaluation and interpretation of business conditions, retailer performance, changing capital market conditions and other factors which could affect the ongoing viability of our tenants.

Executive Overview

Weingarten Realty Investors is a REIT organized under the Texas Business Organizations Code. We, and our predecessor entity, began the ownership and development of shopping centers and other commercial real estate in 1948. Our primary business is leasing space to tenants in the shopping centers and other properties we own or lease. We also manage centers for joint ventures in which we are partners or for other outside owners for which we charge fees.

We operate a portfolio of rental properties, primarily neighborhood and community shopping centers, that totals approximately 59.8 million square feet. We have a diversified tenant base with our largest tenant comprising only 3.3% of total rental revenues during the first nine months of 2012.

Our long-term strategy is to focus on improving our core operations and increasing shareholder value. We accomplish this through hands-on leasing and management, selective redevelopment of the existing portfolio of properties, disciplined growth from strategic acquisitions and new developments, as well as dispositions of assets that no longer meet our ownership criteria. We remain committed to maintaining a conservatively leveraged balance sheet, a well-staggered debt maturity schedule and strong credit agency ratings.

Under our current capital recycling plan, we continue to dispose of non-core operating properties, which recycles capital for growth opportunities, strengthens our operating fundamentals. For the nine months ended September 30, 2012, we have successfully disposed of $182.3 million, both directly or through our interest in real estate joint ventures or partnerships and excluding the industrial portfolio transaction referred to below. We expect to complete the year with dispositions within our guidance. Although timing and uncertainty is unknown, we have approximately $162.6 million of dispositions currently under contracts or letters of intent. Upon the completion of this plan, we believe our remaining portfolio of shopping centers will be among the strongest in our sector.

31

In addition to the capital recycling plan described above, in May 2012, we sold a portfolio of wholly-owned industrial properties for a gross selling price of $382.4 million to DRA Fund VII LLC, an affiliate of DRA Advisors LLC. The portfolio consisted of 52 industrial properties, aggregating approximately 9.6 million square feet located in Florida, Georgia, Tennessee, Texas and Virginia. During the third quarter, our interest in nine industrial properties, held in an unconsolidated joint venture in which we are a partner, were sold through either a direct sale by the joint venture or the sale of our interest. We are actively marketing our remaining industrial assets which are all held in unconsolidated joint ventures. By exiting the industrial real estate market, we have successfully accomplished our goal of positioning ourselves as a REIT dedicated to the retail real estate market.

As we are generally selling lower tier, non-core assets, potential buyers looking to finance such acquisitions may find access to capital an issue. Even with these conditions, we continue to believe we will successfully execute our disposition plan; although continued weakness in the secured lending markets and a downturn in the economy could impact our ability to execute this plan.

We will continue to actively seek acquisitions to grow our operations. Despite the substantial competition for quality acquisition opportunities, we have been able to close on $232.3 million during the first nine months of 2012. We will continue to identify selected properties that meet our return hurdles and to actively evaluate other opportunities as they enter the market.

We strive to maintain a strong, conservative capital structure which provides ready access to a variety of attractive long and short-term capital sources. We carefully balance lower cost short-term financing with long-term liabilities associated with acquired or developed long-term assets. The funds from the industrial transaction allowed us to significantly reduce our debt levels. Specifically, we paid off our $200 million term loan, a $115 million5.3% fixed-rate medium term note and reduced amounts outstanding under our revolving credit facility. Additionally, in October 2012, we issued $300 million of 3.38% senior unsecured notes maturing in 2022. This transaction allowed us to repay amounts outstanding under our revolving credit facility and will be used to repay our 3.95% convertible senior unsecured notes totaling $54.1 million on November 8, 2012. Also in October 2012, we called our 6.95% Series E Cumulative Redeemable Preferred Shares with a redemption value of $72.5 million. These transactions continue to strengthen our balance sheet and further enhance our access to various sources of capital. While the availability of capital has improved over the past year, there can be no assurance that such pricing and availability will not deteriorate in the future.

At September 30, 2012, we owned or operated under long-term leases, either directly or through our interest in real estate joint ventures or partnerships, a total of 301 developed income-producing properties and 11 properties under various stages of construction and development. The total number of centers includes 295 neighborhood and community shopping centers and 17 other operating properties located in 22 states spanning the country from coast to coast.

We also owned interests in 39 parcels of land held for development that totaled approximately 27.7 million square feet.

We had approximately 6,900 leases with 4,700 different tenants at September 30, 2012.

Leases for our properties range from less than a year for smaller spaces to over 25 years for larger tenants. Rental revenues generally include minimum lease payments, which often increase over the lease term, reimbursements of property operating expenses, including real estate taxes, and additional rent payments based on a percentage of the tenants’ sales. Our anchor tenants are supermarkets, value-oriented apparel/discount stores and other retailers or service providers who generally sell basic necessity-type goods and services. Through this challenging economic environment, we believe the stability of our anchor tenants, combined with convenient locations, attractive and well-maintained properties, high quality retailers and a strong tenant mix, should ensure the long-term success of our merchants and the viability of our portfolio.

32

Retail Operational Metrics

In assessing the performance of our retail properties, management carefully monitors various operating metrics of the portfolio. Below are performance metrics associated with our occupancy, same property net operating income ("SPNOI") growth and leasing activity on a pro rata basis.

	September 30,
	2012		2011
Occupancy	93.9	%	92.8	%

	Three Months Ended September 30, 2012		Nine Months Ended September 30, 2012
SPNOI Growth (1)	4.9	%	4.1	%

_______________

(1) See Non-GAAP Financial Measures for a definition of the measurement of SPNOI and a reconciliation to operating income.

	Number of Leases	Square Feet	Average New Rent per Square Foot ($)		Average Prior Rent per Square Foot ($)		Average Cost of Tenant Improvements per Square Foot ($)		Change in Base Rent on Cash Basis
Leasing Activity:
Three Months Ended September 30, 2012
Retail new leases (1)	82	155	$	16.58	$	17.26	$	12.59	(4.0	)%
Retail renewals	204	595	16.53		16.05		0.01		3.0	%
Not comparable spaces	70	256	—		—		—		—	%
Total	356	1,006	$	16.54	$	16.30	$	2.61	1.5	%
Nine Months Ended September 30, 2012
Retail new leases (1)	239	629	$	16.93	$	16.50	$	17.51	2.6	%
Retail renewals	668	2,410	15.46		14.85		0.04		4.1	%
Not comparable spaces	205	679	—		—		—		—	%
Total	1,112	3,718	$	15.76	$	15.19	$	3.65	3.8	%

_______________

(1) Average lease commissions per square foot for the three and nine months ended September 30, 2012 were $2.80 and $2.96, respectively.

The operating metrics of our portfolio continue to strengthen as the economy continues to stabilize, and we continue to focus on increasing occupancy and SPNOI. Our portfolio delivered exceptional operating results with:

• an increase in occupancy of 1.1% over the third quarter of 2011;

• an increase of .5% in small shop (spaces less than 10,000 square feet) occupancy over the second quarter of 2012, as well as, a 1.6% increase over the third quarter of 2011;

• an increase of 4.1% SPNOI over the first nine months of 2011; and

• rental rate increases through nine months of 3.8%, which includes an increase of 2.6% on new leases.

33

While we will continue to monitor the economy and the effects on our tenants, we believe the significant diversification of our portfolio, both geographically and by tenant base, and the quality of our portfolio will allow us to maintain similar occupancy levels as we move through the remainder of 2012, assuming no bankruptcies by multiple national or regional tenants. A stabilization in economic conditions and a reduction in quality retail space available contributed to the increase in overall rental rates on a same-space basis as we completed new leases and renewed existing leases. While we have achieved strong growth in both rental rates and SPNOI for the first nine months of this year, maintaining this level of positive operating performance for the remainder of 2012 is not assured.

New Development

At September 30, 2012, we had 11 properties in various stages of construction and development. We have funded $167.2 million to date on these projects, and we estimate our investment upon completion to be $196.8 million, after consideration of proceeds from anticipated land sales and tax incentive financing which is estimated to be $24.0 million. Overall, the average projected stabilized return on investment for these properties is approximately 7.2% upon completion.

We have approximately $123.6 million in land held for development at September 30, 2012. We continue to experience greater levels of interest compared to previous years in our land held for development from retailers and other market participants. Also, certain tracts of land have been designated for transition to land under development as additional phases of existing developments become feasible. We continue to pursue additional development and redevelopment opportunities in multiple markets; however, finding the right opportunities remains very challenging.

Acquisitions

Acquisitions are a key component of our long-term strategy. The availability of quality acquisition opportunities in the market remains sporadic. Competition for the highest quality core properties is intense which has in many cases driven pricing to pre-recession highs. We remain disciplined in approaching these opportunities, pursuing only those that provide appropriate risk-adjusted returns.

Dispositions

Dispositions are also a key component of our ongoing management process where we selectively prune properties from our portfolio that no longer meet our geographic or growth targets. Dispositions provide capital, which may be recycled into properties that have high barrier-to-entry locations within high growth metropolitan markets, and thus have higher long-term growth potential. Additionally, proceeds from dispositions may be used to reduce outstanding debt, further deleveraging our balance sheet. Over time, we expect this will produce a portfolio with higher occupancy rates and stronger internal revenue growth.

Our disposition program may be impacted by market pricing conditions and debt financing available to prospective purchasers. After specifically identifying potential disposition properties and analyzing current market data, we recognized an impairment charge of $8.8 million during the nine months ended September 30, 2012 on properties which we believe are either probable to sell or sold as part of this initiative.

Summary of Critical Accounting Policies

Our discussion and analysis of financial condition and results of operations is based on our condensed consolidated financial statements, which have been prepared in accordance with GAAP. The preparation of these financial statements requires us to make estimates and judgments that affect the reported amounts of assets, liabilities and contingencies as of the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. We evaluate our assumptions and estimates on an ongoing basis. We base our estimates on historical experience and on various other assumptions that we believe to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions.

A disclosure of our critical accounting policies which affect our more significant judgments and estimates used in the preparation of our condensed consolidated financial statements is included in our Annual Report on Form 10-K for the year ended December 31, 2011 in Management’s Discussion and Analysis of Financial Condition and Results of Operations. There have been no significant changes to our critical accounting policies during 2012, and there are no accounting pronouncements that have been issued, but not yet adopted, that we believe will have a material impact to our consolidated financial statements.

34

Results of Operations

Comparison of the Three Months Ended September 30, 2012 to the Three Months Ended September 30, 2011

The following table is a summary of certain items from our Condensed Consolidated Statements of Operations and Comprehensive Income (Loss), which we believe represent items that significantly changed during the third quarter of 2012 as compared to the same period in 2011:

	Three Months Ended September 30,
	2012		2011			Change			% Change
Revenues	$	129,545	$	122,869		$	6,676		5.4	%
Depreciation and amortization	36,623		33,487			3,136			9.4	%
Operating expenses	26,583		22,494			4,089			18.2	%
Impairment loss	159		31,658			(31,499		)	(99.5	)%
Interest expense, net	28,109		35,475			(7,366		)	(20.8	)%
Interest and other income (loss), net	1,818		(494		)	2,312			(468.0	)%
Equity in earnings (losses) of real estate joint ventures and partnerships, net	4,905		(3,034		)	7,939			(261.7	)%
Gain on acquisition	1,869		—			1,869			—	%

Revenues

The increase in revenues of $6.7 million is attributable to an increase in net rental revenues from an increase in occupancy and rental rates, new development completions of $1.1 million and the acquisition of four shopping centers and other retail property in 2012, including the purchase of a 79.6% unconsolidated joint venture interest and two properties in 2011, which totaled $4.1 million.

Depreciation and Amortization

The increase of $3.1 million is due to new development completions, the acquisition of five properties in 2012 and two properties in 2011 and other capital activities.

Operating Expenses

The increase in operating expenses of $4.1 million is attributable to an increase in management fees of $2.3 million, which results primarily from a fair value increase in the assets held in a grantor trust for our deferred compensation plan, a $1.0 million increase in acquisition costs and an increase in overall operating expenses due to acquisitions of $.5 million.

Impairment Loss

The impairment loss in 2012 of $.2 million is attributable to the sale of a tract of land, while the impairment loss in 2011 of $31.7 million is primarily attributable to land held for development, properties marketed for sale and our equity interest in certain unconsolidated joint ventures.

Interest Expense, net

Net interest expense decreased $7.4 million or 20.8%. The components of net interest expense were as follows (in thousands):

	Three Months Ended September 30,
	2012			2011
Gross interest expense	$	29,166		$	36,430
Amortization of convertible bond discount	—			190
Over-market mortgage adjustment	(257		)	(314		)
Capitalized interest	(800		)	(831		)
Total	$	28,109		$	35,475

35

Gross interest expense totaled $29.2 million in the third quarter of 2012, down $7.3 million or 19.9% from the third quarter of 2011. The decrease in gross interest expense was due primarily to the refinancing of notes and mortgages through our revolving credit facility by means of proceeds from industrial and retail dispositions. In the third quarter of 2012, the weighted average debt outstanding was $2.2 billion at a weighted average interest rate of 5.3% as compared to $2.5 billion outstanding at a weighted average interest rate of 5.7% in 2011. The amortization of convertible bond discount ceased in July 2011.

Interest and Other Income (Loss), net

The increase of $2.3 million is attributable primarily to a fair value increase in the assets held in a grantor trust related to our deferred compensation plan.

Equity in Earnings (Losses) of Real Estate Joint Ventures and Partnerships, net

The increase of $7.9 million is mainly attributable to impairment losses in 2011, which totaled $6.9 million.

Gain on Acquisition

The increase of $1.9 million is attributable to the realization upon consolidation of our equity associated with the purchase of a 79.6% unconsolidated joint venture interest.

Comparison of the Nine Months Ended September 30, 2012 to the Nine Months Ended September 30, 2011

The following table is a summary of certain items from our Condensed Consolidated Statements of Operations and Comprehensive Income (Loss), which we believe represent items that significantly changed during the first nine months of 2012 as compared to the same period in 2011:

	Nine Months Ended September 30,
	2012			2011		Change			% Change
Revenues	$	372,214		$	359,005	$	13,209		3.7	%
Depreciation and amortization	103,909			98,489		5,420			5.5	%
Operating expenses	73,088			66,777		6,311			9.5	%
Impairment loss	9,908			51,319		(41,411		)	(80.7	)%
General and administrative expenses	21,105			18,898		2,207			11.7	%
Interest expense, net	88,587			108,268		(19,681		)	(18.2	)%
Interest and other income, net	4,786			2,984		1,802			60.4	%
Gain on sale of real estate joint venture and partnership interests	5,562			—		5,562			—	%
Equity in (losses) earnings of real estate joint ventures and partnerships, net	(6,715		)	3,942		(10,657		)	(270.3	)%
Gain on acquisition	1,869			—		1,869			—	%

Revenues

The increase in revenues of $13.2 million is primarily attributable to an increase in net rental revenues of $15.9 million associated with an increase in occupancy and rental rates, new development completions of $2.8 million and the acquisition of four shopping centers and other retail property in 2012, including the purchase of a 79.6% unconsolidated joint venture interest, and two properties in 2011, which totaled $6.4 million. Offsetting this net rental revenue increase is a decrease in other income of $2.7 million, which was attributable to a decline in lease cancellation and miscellaneous revenue.

Depreciation and Amortization

The increase of $5.4 million is due to new development completions, the acquisition of five properties in 2012 and two properties in 2011 and other capital activities.

Operating Expenses

The increase in operating expenses of $6.3 million is attributable to an increase in management fees of $2.9 million, which results primarily from a fair value increase in the assets held in a grantor trust related to our deferred compensation plan; a $1.2 million increase in acquisition costs and an increase in overall operating expenses due to acquisitions of $.7 million and new development completions of $.4 million.

36

Impairment Loss

The impairment loss in 2012 of $9.9 million is mainly attributable to two properties being marketed for sale, an equity interest in an unconsolidated real estate joint venture that owns industrial properties, and unimproved land parcels. The impairment loss in 2011 of $51.3 million related primarily to land held for development, properties marketed for sale or were sold, our equity interest in certain unconsolidated joint ventures and the net credit loss on the exchange of tax increment revenue bonds.

General and Administrative Expenses

The increase in general and administrative expenses of $2.2 million resulted primarily from the 2012 issuance of share awards to newly retirement eligible individuals.

Interest Expense, net

Net interest expense decreased $19.7 million or 18.2%. The components of net interest expense were as follows (in thousands):

	Nine Months Ended September 30,
	2012			2011
Gross interest expense	$	91,681		$	109,962
Amortization of convertible bond discount	—			1,334
Over-market mortgage adjustment	(700		)	(1,543		)
Capitalized interest	(2,394		)	(1,485		)
Total	$	88,587		$	108,268

Gross interest expense totaled $91.7 million in the first nine months of 2012, down $18.3 million or 16.6% from the first nine months of 2011. The decrease in gross interest expense results primarily from a reduction in both interest rates and the weighted average debt outstanding as a result of refinancing notes and mortgages through the revolving credit facility by means of proceeds from the industrial and retail dispositions. For the first nine months of 2012, the weighted average debt outstanding was $2.4 billion at a weighted average interest rate of 5.2% as compared to $2.6 billion outstanding at a weighted average interest rate of 5.7% in 2011. The amortization of convertible bond discount ceased in July 2011.

Interest and Other Income, net

The increase of $1.8 million is attributable primarily to a fair value increase in the assets held in a grantor trust related to our deferred compensation plan.

Gain on Sale of Real Estate Joint Venture and Partnership Interests

The increase of $5.6 million is attributable to the sale of an interest in three unconsolidated real estate joint ventures during 2012.

Equity in (Losses) Earnings of Real Estate Joint Ventures and Partnerships, net

The decrease of $10.7 million is mainly due to impairment losses in 2012, which totaled $19.9 million, as compared to $7.0 million in 2011.

Gain on Acquisition

The increase of $1.9 million is attributable to the realization upon consolidation of our equity associated with the purchase of a 79.6% unconsolidated joint venture interest.

37

Effects of Inflation

We have structured our leases in such a way as to remain largely unaffected should significant inflation occur. Most of the leases contain percentage rent provisions whereby we receive increased rentals based on the tenants’ gross sales. Many leases provide for increasing minimum rental rates during the terms of the leases through escalation provisions. In addition, many of our leases are for terms of less than 10 years, allowing us to adjust rental rates to changing market conditions when the leases expire. Most of our leases also require the tenants to pay their proportionate share of operating expenses and real estate taxes. As a result of these lease provisions, increases due to inflation, as well as real estate tax rate increases, generally do not have a significant adverse effect upon our operating results as they are absorbed by our tenants. Under the current economic climate, little to no inflation is occurring.

Capital Resources and Liquidity

Our primary liquidity needs are paying our common and preferred dividends, maintaining and operating our existing properties, paying our debt service costs, excluding debt maturities, and funding capital expenditures. Under our 2012 business plan, cash flows from operating activities are expected to meet these planned capital needs.

The primary sources of capital for funding any debt maturities and acquisitions are our revolving credit facility; proceeds from both secured and unsecured debt issuances; proceeds from common and preferred equity issuances; cash generated from the sale of property and the formation of joint ventures; and cash flow generated by our operating properties. Amounts outstanding under the revolving credit facility are retired as needed with proceeds from the issuance of long-term debt, common and preferred equity, cash generated from the disposition of properties and cash flow generated by our operating properties.

As of September 30, 2012, we had $250.0 million outstanding under our credit facilities and our debt maturities remaining in 2012 totaled $127.6 million. In October 2012, we issued $300 million of 3.38% senior unsecured notes maturing in 2022. Proceeds from this transaction allowed us to reduce amounts outstanding under our revolving credit facility and will be used to repay our 3.95% convertible senior unsecured notes totaling $54.1 million on November 8, 2012. We believe proceeds from our disposition program, combined with our available capacity under the revolving credit facilities, will provide adequate liquidity to fund our capital needs. In the event our disposition program does not progress as expected, we believe other debt and equity alternatives are available to us. Although external market conditions are not within our control, we do not currently foresee any reasons that would prevent us from entering the capital markets if needed.

In October 2012, we called our 6.95% Series E Cumulative Redeemable Preferred Shares with a redemption value of $72.5 million which will settle on November 21, 2012. The funding of this redemption will initially be under our revolving credit facility.

For the first nine months of 2012, we have received gross sales proceeds of $564.7 million related to dispositions. These proceeds were used primarily to repay our $200 million unsecured term loan, matured fixed-rate medium term notes, and to fund $232.3 million in acquisitions. Operating cash flows from discontinued operations are included in net cash from operating activities in our Consolidated Statements of Cash Flows, while proceeds from discontinued operations are included as investing activities. For the nine months ended September 30, 2012, discontinued operations represent 13.4% of our net cash from operating activities, and we would expect future net cash from operating activities to decrease accordingly when compared to prior periods.

38

We have non-recourse debt secured by acquired or developed properties held in several of our real estate joint ventures and partnerships. Off balance sheet mortgage debt for our unconsolidated real estate joint ventures and partnerships totaled $516.0 million, of which our ownership percentage is $188.6 million at September 30, 2012. Scheduled principal mortgage payments on this debt, excluding non-cash related items totaling $1.4 million, at 100% are as follows (in millions):

2012 remaining	$	6.2
2013	38.1
2014	116.4
2015	41.6
2016	98.0
Thereafter	214.3
Total	$	514.6

We hedge the future cash flows of certain debt transactions, as well as changes in the fair value of our debt instruments, principally through interest rate contracts with major financial institutions. We generally have the right to sell or otherwise dispose of our assets except in certain cases where we are required to obtain our joint venture partners’ consent or a third party consent for assets held in special purpose entities, which are 100% owned by us.

Investing Activities:

Acquisitions

During 2012, we acquired four shopping centers and other retail property for approximately $232.3 million, which includes the acquisition of a partner's 79.6% interest in an unconsolidated tenancy-in-common arrangement.

Dispositions

During 2012, we sold 21 shopping centers, 62 industrial properties and other retail property, either directly or through our interests in real estate joint ventures and partnerships. We also sold three unconsolidated real estate joint venture interests and assigned a 75% consolidated joint venture interest to a partner. Aggregate gross sales proceeds including the assumption of debt from these transactions totaled $564.7 million and generated gains of $56.6 million.

New Development

At September 30, 2012, we had 11 projects under various stages of construction and development with a total square footage of approximately 2.1 million. Overall, we expect our investment in these properties upon completion to be $196.8 million, net of future proceeds from land sales and tax incentive financing of $24.0 million.

Our new development projects are financed initially under our revolving credit facility, as it is our practice not to use third party construction financing. Management monitors amounts outstanding under our revolving credit facility and periodically pays down such balances using cash generated from operations, from debt issuances, from common and preferred share issuances and from dispositions of properties.

Capital Expenditures

Capital expenditures for additions to the existing portfolio, acquisitions, new development and our share of investments in unconsolidated real estate joint ventures and partnerships are as follows (in thousands):

	Nine Months Ended September 30, 2012
Acquisitions	$	202,071
New Development	22,816
Redevelopment	2,950
Other	45,935
Total	$	273,772

39

For the year, we anticipate our acquisitions to total between $200 million and $250 million. Our new development investment for the year is estimated to be approximately $35 million to $60 million of which completed investment amounts of these projects is discussed above. Further, we have entered into commitments aggregating $60.1 million comprised principally of construction contracts which are generally due in 12 to 36 months and anticipated to be funded under our revolving credit facility.

Financing Activities:

Debt

Total debt outstanding was $2.2 billion at September 30, 2012 and included $1.8 billion on which interest rates are fixed and $395.6 million, including the effect of $118.4 million of interest rate contracts, which bears interest at variable rates. Additionally, of our total debt, $972.6 million was secured by operating properties while the remaining $1.3 billion was unsecured.

We have a $500 million unsecured revolving credit facility which expires in September 2015 and provides borrowing rates that float at a margin over LIBOR plus a facility fee. The borrowing margin and facility fee, which are priced off a grid that is tied to our senior unsecured credit ratings, are currently 125 and 25 basis points, respectively. The facility also contains a competitive bid feature that will allow us to request bids for up to $250 million. Additionally, an accordion feature allows us to increase the facility amount up to $700 million. As of October 31, 2012, we had no amounts outstanding, and the available balance was $497.6 million, net of $2.4 million in outstanding letters of credit.

We also have an agreement with a bank for an unsecured and uncommitted overnight facility totaling $99 million that we maintain for cash management purposes. The facility provides for fixed interest rate loans at a 30 day LIBOR rate plus a borrowing margin based on market liquidity. As of October 31, 2012, we had no amounts outstanding under this facility.

For the nine months ended September 30, 2012, the maximum balance and weighted average balance outstanding under both facilities combined were $303.1 million and $194.4 million, respectively, at a weighted average interest rate of 1.3%.

We used the proceeds from the sale of our wholly-owned industrial properties to pay off our $200 million term loan, a $115 million5.3% fixed-rate medium term note that matured in May 2012, and reduced amounts outstanding under our $500 million revolving credit facility.

In October 2012, we issued $300 million of 3.38% senior unsecured notes maturing in 2022. This transaction allowed us to reduce amounts outstanding under our revolving credit facility and will be used to repay our 3.95% convertible senior unsecured notes totaling $54.1 million on November 8, 2012.

Our five most restrictive covenants include debt to assets, secured debt to assets, fixed charge and unencumbered interest coverage and debt yield ratios. We believe we were in full compliance with our public debt and revolving credit facility covenants as of September 30, 2012.

Our public debt covenant ratios, as defined in our indenture agreement, were as follows at September 30, 2012:

Covenant	Restriction	Actual
Debt to Asset Ratio	Less than 60.0%	42.2%
Secured Debt to Asset Ratio	Less than 40.0%	18.4%
Fixed Charge Ratio	Greater than 1.5	3.0
Unencumbered Asset Test	Greater than 100%	275.2%

At September 30, 2012, we had four interest rate contracts with an aggregate notional amount of $118.4 million that were designated as fair value hedges and convert fixed interest payments at rates ranging from 4.2% to 7.5% to variable interest payments ranging from 0.4% to 4.3%.

We also have three interest rate contracts with an aggregate notional amount of $26.6 million that were designated as cash flow hedges. These contracts have maturities through September 2017 and either fix or cap interest rates ranging from 2.3% to 5.0%. We have determined that these contracts are highly effective in offsetting future variable interest cash flows.

40

We could be exposed to losses in the event of nonperformance by the counter-parties related to our interest rate contracts; however, management believes such nonperformance is unlikely.

Equity

In February 2012, our Board of Trust Managers approved an increase in our quarterly dividend rate for our common shares from $0.275 to $0.290 per share commencing with the first quarter 2012 distribution. Common and preferred dividends paid totaled $130.1 million during the first nine months of 2012. Our dividend payout ratio (as calculated as dividends paid on common shares divided by funds from operations (“FFO”) - basic) for the nine months ended September 30, 2012 approximated 63.7%, respectively, which is inclusive of non-cash transactions including impairment charges and other non-cash items.

On October 22, 2012, we called our 6.95% Series E Cumulative Redeemable Preferred Shares with a redemption value of $72.5 million which will settle on November 21, 2012. The funding of this redemption will initially be under our revolving credit facility.

We have filed an effective universal shelf registration statement which expires in October 2014. We will continue to closely monitor both the debt and equity markets and carefully consider our available financing alternatives, including both public offerings and private placements.

Contractual Obligations

We have debt obligations related to our mortgage loans and unsecured debt, including any draws on our revolving credit facilities. We have shopping centers that are subject to non-cancelable long-term ground leases where a third party owns and has leased the underlying land to us to construct and/or operate a shopping center. In addition, we have non-cancelable operating leases pertaining to office space from which we conduct our business. The table below excludes obligations related to our new development projects because such amounts are not fixed or determinable, and commitments aggregating $60.1 million comprised principally of construction contracts which are generally due in 12 to 36 months. The following table summarizes our primary contractual obligations as of September 30, 2012 (in thousands):

	Remaining
	2012		2013		2014		2015		2016		Thereafter		Total
Mortgages and Notes Payable (1)
Unsecured Debt	$	112,507	$	216,218	$	337,434	$	357,305	$	91,514	$	210,850	$	1,325,828
Secured Debt	49,514		194,032		201,088		221,026		181,193		335,552		1,182,405
Lease Payments	937		3,649		3,399		3,182		3,061		134,941		149,169
Other Obligations (2)	22,298		38,395		—		—		—		—		60,693
Total Contractual Obligations	$	185,256	$	452,294	$	541,921	$	581,513	$	275,768	$	681,343	$	2,718,095

_______________

(1) Includes principal and interest with interest on variable-rate debt calculated using rates at September 30, 2012, excluding the effect of interest rate swaps. Also, excludes a $74.1 million debt service guaranty liability.

(2) Other obligations may include income and real estate tax payments, commitments associated with our secured debt and other employee payments. Contributions to our retirement plan are fully funded for 2012 and, therefore, are excluded from the above table.

Related to our investment in a development project in Sheridan, Colorado, we, our joint venture partner and the joint venture have each provided a guaranty for the payment of any debt service shortfalls on tax increment revenue bonds issued in connection with the project. In 2011, the Agency reissued $74.1 million of Series A bonds used for an urban renewal project. The bonds are to be repaid with incremental sales and property taxes and a PIF to be assessed on current and future retail sales and, to the extent necessary, any amounts we may have to provide under a guaranty. The incremental taxes and PIF are to remain intact until the earlier of the payment of the bond liability in full or 2040. The debt associated with this guaranty has been recorded in our consolidated financial statements as of September 30, 2012.

41

Off Balance Sheet Arrangements

As of September 30, 2012, none of our off balance sheet arrangements had a material effect on our liquidity or availability of, or requirement for, our capital resources. Letters of credit totaling $2.4 million were outstanding under the revolving credit facility at September 30, 2012.

We have entered into several unconsolidated real estate joint ventures and partnerships. Under many of these agreements, we and our joint venture partners are required to fund operating capital upon shortfalls in working capital. We have also committed to fund the capital requirements of several new development joint ventures. As operating manager of most of these entities, we have considered these funding requirements in our business plan.

Reconsideration events, including changes in variable interests, could cause us to consolidate these joint ventures and partnerships. We continuously evaluate these events as we become aware of them. Some triggers to be considered are additional contributions required by each partner and each partner’s ability to make those contributions. Under certain of these circumstances, we may purchase our partner’s interest. Our material unconsolidated real estate joint ventures are with entities which appear sufficiently stable; however, if market conditions were to continue to deteriorate and our partners are unable to meet their commitments, there is a possibility we may have to consolidate these entities. If we were to consolidate all of our unconsolidated real estate joint ventures, we would still be in compliance with our debt covenants.

As of September 30, 2012, two unconsolidated real estate joint ventures were determined to be VIEs through the issuance of secured loans, since the lenders have the ability to make decisions that could have a significant impact on the profitability of the entities. Our maximum risk of loss associated with these VIEs was limited to $33.3 million at September 30, 2012.

We have a real estate limited partnership agreement with a foreign institutional investor to purchase up to $280 million of retail properties in various states. Our ownership in this unconsolidated real estate limited partnership is 51%. To date, no properties have been purchased.

Non-GAAP Financial Measures

Certain of our key performance indicators are considered non-GAAP financial measures. Management uses these measures along with our GAAP financial statements in order to evaluate our operating results. We believe these additional measures provided users of our financial information additional comparable indicators of our industry, as well as, our performance.

Funds from Operations

The National Association of Real Estate Investment Trusts (“NAREIT”) defines FFO as net income (loss) attributable to common shareholders computed in accordance with GAAP, excluding extraordinary items and gains or losses from sales of operating real estate assets and interests in real estate equity investments, plus depreciation and amortization of operating properties and impairment of depreciable real estate and in substance real estate equity investments, including our share of unconsolidated real estate joint ventures and partnerships. We calculate FFO in a manner consistent with the NAREIT definition.

We believe FFO is a widely recognized measure of REIT operating performance which provides our shareholders with a relevant basis for comparison among other REITs. Management uses FFO as a supplemental internal measure to conduct and evaluate our business because there are certain limitations associated with using GAAP net income by itself as the primary measure of our operating performance. Historical cost accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, management believes that the presentation of operating results for real estate companies that uses historical cost accounting is insufficient by itself. There can be no assurance that FFO presented by us is comparable to similarly titled measures of other REITs.

FFO should not be considered as an alternative to net income or other measurements under GAAP as an indicator of our operating performance or to cash flows from operating, investing or financing activities as a measure of liquidity. FFO does not reflect working capital changes, cash expenditures for capital improvements or principal payments on indebtedness.

42

FFO is calculated as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Net income (loss) attributable to common shareholders	$	31,404		$	(42,089	)	$	66,282		$	(42,028	)
Depreciation and amortization	35,611			38,470			106,551			113,397
Depreciation and amortization of unconsolidated real estate joint ventures and partnerships	5,254			5,689			16,261			17,282
Impairment of operating properties and real estate equity investments	177			24,341			15,007			27,576
Impairment of operating properties of unconsolidated real estate joint ventures and partnerships	57			5,253			19,946			5,664
Gain on acquisition	(1,869		)	—			(1,869		)	(4,559		)
Gain on sale of property and interests in real estate equity investments	(15,140		)	(979		)	(56,047		)	(2,129		)
(Gain) loss on sale of property of unconsolidated real estate joint ventures and partnerships	(435		)	—			(558		)	10
Funds from operations – basic and diluted	$	55,059		$	30,685		$	165,573		$	115,213
Weighted average shares outstanding – basic	120,766			120,413			120,637			120,301
Effect of dilutive securities:
Share options and awards	1,078			—			1,016			—
Weighted average shares outstanding – diluted	121,844			120,413			121,653			120,301
Funds from operations per share – basic	$	0.46		$	0.25		$	1.37		$	0.96
Funds from operations per share – diluted	$	0.45		$	0.25		$	1.36		$	0.96

Same Property Net Operating Income

We consider SPNOI to be a key indicator of our financial performance as it provides a better indication of the recurring cash return on our properties by excluding certain non-cash revenues and expenses, as well as other infrequent or one-time items. We believe a pro rata basis is the most useful measurement as it provides our proportional share of SPNOI from all owned properties, including our share of SPNOI from unconsolidated joint ventures and partnerships, which cannot be readily determined under GAAP measurements and presentation. Although SPNOI is a widely used measure among REITs, there can be no assurance that SPNOI presented by us is comparable to similarly titled measures of other REITs.

43

Properties are included in the SPNOI calculation if they are owned and operated for the entirety of the most recent two fiscal year periods, except for properties for which significant redevelopment or expansion occurred during either of the periods presented and properties classified as discontinued operations. While there is judgment surrounding changes in designations, we move new development and redevelopment properties once they have stabilized, which is typically upon attainment of 90% occupancy. A rollforward of the properties included in our same property designation is as follows:

	Three Months Ended September 30, 2012		Nine Months Ended September 30, 2012
Beginning of the period	295		354
Properties added:
Acquisitions	—		8
New Developments	—		6
Redevelopments	—		3
Properties removed:
Dispositions	(16	)	(82	)
Redevelopments	—		(10	)
End of the period	279		279

SPNOI is calculated using operating income as defined by GAAP excluding property management fees, certain non-cash revenues and expenses such as straight-line rental revenue and the related reversal of such amounts upon early lease termination, depreciation, amortization, impairment losses, general and administrative expenses and other one-time items such as lease cancellation revenue, environmental abatement costs and demolition expenses. Consistent with the capital treatment of such costs, tenant improvements, leasing commissions and other direct leasing costs are excluded from SPNOI.

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Operating Income	$	44,500		$	14,810		$	120,647		$	81,468
Less:
Revenue adjustments (1)	1,784			1,268			3,712			5,522
Add:
Property management fees	688			713			2,300			2,352
Depreciation and amortization	36,623			33,487			103,909			98,489
Impairment loss	159			31,658			9,908			51,319
General and administrative	6,421			5,762			21,105			18,898
Acquisition costs	981			13			1,473			277
Other (2)	204			(117		)	438			156
Net Operating Income	87,792			85,058			256,068			247,437
Less: NOI related to consolidated entities not defined as same property and noncontrolling interests	(12,769		)	(13,564		)	(34,221		)	(33,985		)
Add: Pro rata share of unconsolidated entities defined as same property	10,050			9,632			29,894			28,454
Same Property Net Operating Income	$	85,073		$	81,126		$	251,741		$	241,906

_______________

(1) Revenue adjustments consist primarily of straight-line rentals and lease cancellation income.

(2) Other includes items such as environmental abatement costs and demolition expenses.

44

ITEM 3.    Quantitative and Qualitative Disclosures About Market Risk

We use fixed and floating-rate debt to finance our capital requirements. These transactions expose us to market risk related to changes in interest rates. Derivative financial instruments are used to manage a portion of this risk, primarily interest rate contracts with major financial institutions. These agreements expose us to credit risk in the event of non-performance by the counter-parties. We do not engage in the trading of derivative financial instruments in the normal course of business. At September 30, 2012, we had fixed-rate debt of $1.8 billion and variable-rate debt of $395.6 million, after adjusting for the net effect of $118.4 million notional amount of interest rate contracts. In the event interest rates were to increase100 basis points and holding all other variables constant, annual net income and cash flows for the following year would decrease by approximately $4.0 million associated with our variable-rate debt, including the effect of the interest rate contracts. The effect of the 100 basis points increase would decrease the fair value of our variable-rate and fixed-rate debt by approximately $13.9 million and $76.8 million, respectively.

ITEM 4.    Controls and Procedures

Under the supervision and with the participation of our principal executive officer and principal financial officer, management has evaluated the effectiveness of the design and operation of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) of the Securities Exchange Act of 1934) as of September 30, 2012. Based on that evaluation, our principal executive officer and our principal financial officer have concluded that our disclosure controls and procedures were effective as of September 30, 2012.

There has been no change to our internal control over financial reporting during the quarter ended September 30, 2012 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

PART II-OTHER INFORMATION

ITEM 1.    Legal Proceedings

We are involved in various matters of litigation arising in the normal course of business. While we are unable to predict with certainty the amounts involved, our management and counsel believe that when such litigation is resolved, our resulting liability, if any, will not have a material effect on our consolidated financial statements.

ITEM 1A.  Risk Factors

We have no material changes to the risk factors discussed in our Annual Report on Form 10-K for the year ended December 31, 2011.

ITEM 2.    Unregistered Sales of Equity Securities and Use of Proceeds

None.

ITEM 3.    Defaults Upon Senior Securities

None.

ITEM 4.    Mine Safety Disclosures

Not applicable.

ITEM 5.    Other Information

Not applicable.

ITEM 6.    Exhibits

The exhibits required by this item are set forth on the Exhibit Index attached hereto.

45

SIGNATURES

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.

WEINGARTEN REALTY INVESTORS
(Registrant)
By:	/s/ Andrew M. Alexander
	Andrew M. Alexander
	President and Chief Executive Officer
By:	/s/ Joe D. Shafer
	Joe D. Shafer
	Senior Vice President/Chief Accounting Officer
	(Principal Accounting Officer)

DATE: November 8, 2012

46

EXHIBIT INDEX

(a)		Exhibits:
4.1	—	Second Supplemental Indenture, dated October 9, 2012, between Weingarten Realty Investors and The Bank of New York Trust Company, National Association (successor to J.P. Morgan Chase Company, National Association) (filed as Exhibit 4.1 to WRI's Form 8-K on October 9, 2012 and incorporated herein by reference).
4.2	—	Form of 3.375% Senior Note due 2022 (filed as Exhibit 4.2 to WRI's Form 8-K on October 9, 2012 and incorporated herein by reference).
10.1†*	—	Amendment No. 4 to the Weingarten Realty Investors Retirement Benefit Restoration Plan dated August 10, 2012.
10.2†*	—	Amendment No. 5 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated August 10, 2012.
10.3*	—	Assignment and Assumption dated September 6, 2012 of the Amended and Restated Credit Agreement dated September 30, 2011.
31.1*	—	Certification pursuant to Section 302(a) of the Sarbanes-Oxley Act of 2002 (Chief Executive Officer).
31.2*	—	Certification pursuant to Section 302(a) of the Sarbanes-Oxley Act of 2002 (Chief Financial Officer).
32.1**	—	Certification pursuant to 18 U.S.C. Sec. 1350, as adopted pursuant to Sec. 906 of the Sarbanes-Oxley Act of 2002 (Chief Executive Officer).
32.2**	—	Certification pursuant to 18 U.S.C. Sec. 1350, as adopted pursuant to Sec. 906 of the Sarbanes-Oxley Act of 2002 (Chief Financial Officer).
101.INS**	—	XBRL Instance Document
101.SCH**	—	XBRL Taxonomy Extension Schema Document
101.CAL**	—	XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF**	—	XBRL Taxonomy Extension Definition Linkbase Document
101.LAB**	—	XBRL Taxonomy Extension Labels Linkbase Document
101.PRE**	—	XBRL Taxonomy Extension Presentation Linkbase Document

* Filed with this report.

** Furnished with this report.

† Management contract or compensation plan or arrangement.

47

EX-10.1

EXHIBIT 10.1

Amendment No. 4 to the

Weingarten Realty Investors

Retirement Benefit Restoration Plan

WHEREAS, Weingarten Realty Investors (the “Employer”) sponsors the Weingarten Realty Investors Retirement Benefit Restoration Plan (the “Plan”); and

WHEREAS, the purpose of the Plan is to supplement the retirement benefit provided under the terms of the Weingarten Realty Retirement Plan, as amended (the “Pension Plan”) for selected eligible employees; and

WHEREAS, the Employer desires to amend the Plan as provided herein;

NOW, THEREFORE, the Employer amends the Plan as follows, effective as of January 1, 2012:

1.    Section 3.1 of the Plan is hereby amended by adding the following new subsection (c) at the end thereof to be and read as follows:

(c) Notwithstanding the foregoing provisions of this Section 3.1, there shall be no further Employer Credits allocated to any Account hereunder attributable to employment on and after January 1, 2012; provided, however, all Accounts shall continue to be credited with interest in accordance with Section 5.2(b) hereof on and after January 1, 2012.

2.    Section 5.2 of the Plan is hereby amended to be and read as follows:

5.2    Adjustment and Crediting of Accounts.

(a) The Administrator shall adjust the amounts credited to each Participant’s Account to reflect Employer Credits, distributions, interest, and any other appropriate adjustments. Such adjustments shall be made as frequently as is administratively necessary in the discretion of the Administrator.

(b) Interest Credit.

(i) In General. While a Participant is employed, the interest credited to the Participant’s Account shall be a fixed rate of return assumption equal to seven and one-half percent (7.5%) annually.

(ii) Interest Credit Following Separation from Service.

(A) Separation from Service Due to Retirement, Early Retirement, Death, or Disability. If a Participant separates from service due to Retirement, Early Retirement, death, or Disability, the interest credited to the Participant’s Account following separation from

service shall continue at the rate specified in Section 5.2(b)(i) until the Account is fully distributed.

(B) Other Separation from Service. If a vested Participant separates from service for a reason other than Retirement, Early Retirement, death, or Disability, the interest credited to such Participant’s Account following separation from service, commencing with the year in which the separation occurs, shall be the 90-day LIBOR interest rate plus one-half of one percent (.5%). For this purpose, the 90-day LIBOR interest rate shall be such rate as of December 31 each year. Such rate shall continue to apply to the Account until the Account is fully distributed.

(iii) The rate of return assumption may be changed on a prospective basis by the Administrator in its discretion.

* * * * *

IN WITNESS WHEREOF, Weingarten Realty Investors has caused this instrument to be executed by its duly authorized officer this 10th day of August, 2012, effective as of January 1, 2012.

Weingarten Realty Investors
By:	/s/ Stephen C. Richter
	Stephen C. Richter
Its (Title):	Executive Vice President/CFO

EX-10.2

EXHIBIT 10.2

Amendment No. 5 to the

Weingarten Realty Investors

Supplemental Executive Retirement Plan

WHEREAS, Weingarten Realty Investors (the “Employer”) sponsors the Weingarten Realty Investors Supplemental Executive Retirement Plan (the “Plan”); and

WHEREAS, the purpose of the Plan is to supplement the retirement benefit provided under the terms of the Weingarten Realty Retirement Plan, as amended (the “Pension Plan”) for selected eligible employees; and

WHEREAS, the Employer desires to amend the Plan as provided herein;

NOW, THEREFORE, the Employer amends the Plan as follows, effective as of January 1, 2012, or as otherwise stated herein:

1.    Section 1.1 of the Plan is hereby amended, to be and read as follows:

1.1 Account. The bookkeeping accounts established for each Participant as provided in Section 5.1 hereof. A Participant may have one or both of the following Accounts established on his or her behalf, as applicable:

(a) Pre-2012 Account, holding Employer Credits attributable to participation in the Plan prior to January 1, 2012 and interest as determined and credited under Section 5.2(b).

(b) Post-2011 Account, holding Employer Credits attributable to participation in the Plan on and after January 1, 2012 and interest as determined and credited under Section 5.2(b).

2.    Section 3.1 of the Plan is hereby amended, to be and read as follows:

3.1    Employer Credits.

(a) In General. Prior to January 1, 2012, the Employer Credit to the Account of each Participant shall be such amount each Plan Year which is designed to provide the Participant a supplemental retirement benefit at Retirement Age equal to the benefit determined under paragraph (b) or (c) of this Section 3.1, as applicable (the “Supplemental Benefit”), which shall be calculated as an actuarially determined level amount that amortizes the unfunded present value of the Supplemental Benefit described below over the period remaining until the Participant attains Retirement Age. Effective January 1, 2012, the Employer Credit to the Account of each Participant shall be determined under paragraph (d) of this Section 3.1. If a Participant terminates employment and is subsequently re-

employed, the date on which he or she is designated as an Eligible Employee following re-employment shall be the date on which participation commences for purposes of this Section 3.1; prior participation and the prior participation commencement date shall be disregarded.

(b) Participants Who Commence Participation Prior to January 1, 2007. The provisions of this Section 3.1(b) are effective with respect to Participants who commence participation in the Plan prior to January 1, 2007. Any Employer Credits to which a Participant is entitled under this Section 3.1(b) shall be credited to the Participant’s Pre-2012 Account.

(i) Service. With respect to Participants to whom this Section 3.1(b) applies, service with the Employer on and after such Participant’s date of hire shall be considered for purposes of this Section 3.1(b).

(ii) Supplemental Benefit for Participants Hired Before January 1, 2002. With respect to Participants to whom this Section 3.1(b) applies who are hired before January 1, 2002, the Supplemental Benefit shall be equal to the excess of:

(A) the projected retirement benefit to which the Participant would have been entitled at Retirement Age if such benefit were calculated without giving effect to the benefit and compensation limitations imposed by the Code if such benefit were calculated under the Pension Plan's defined benefit formula in effect December 31, 2001 (“Defined Benefit Formula”) but applying the definition of Earnings contained herein; over

(B) the projected retirement benefit payable to the Participant under the Pension Plan's cash balance formula (“Cash Balance Formula”) at Retirement Age or, for Participants in the Pension Plan's Transition Group, the Pension Plan's Defined Benefit Formula at Retirement Age.

(iii) Supplemental Benefit for Participants Hired On or After January 1, 2002. With respect to Participants to whom this Section 3.1(b) applies who are hired on or after January 1, 2002, the Supplemental Benefit shall be equal to the excess of:

(A) the projected retirement benefit to which the Participant would have been entitled at Retirement Age if such benefit were calculated without giving effect to the benefit and compensation limitations imposed by the Code if such benefit were calculated under the Pension Plan's Cash Balance Formula in effect April 1, 2002 but applying the definition of Earnings contained herein; over

(B) the retirement benefit payable to the Participant under the Pension Plan's Cash Balance Formula at Retirement Age.

(c) Participants Who Commence Participation On and After January 1, 2007. The provisions of this Section 3.1(c) are effective with respect to Participants who commence participation in the Plan on and after January 1, 2007. Any Employer Credits to which a Participant is entitled under this Section 3.1(c) shall be credited to the Participant’s Pre-2012 Account.

(i) Service. With respect to a Participant to whom this Section 3.1(c) applies, an Employer Credit to the Account of such Participant shall be made only for each year of service with the Employer with which the Participant is credited on and after the date on which such a Participant commences participation in the Plan; provided, however, that if Section 3.1(c)(iii) applies to a Participant, the calculation of such Participant’s Employer Credit for a Plan Year shall consider all service that is considered under the Pension Plan for calculating such Participant’s annual cash balance credit thereunder for such Plan Year.

(ii) Supplemental Benefit for Transition Group. With respect to Participants to whom this Section 3.1(c) applies who are in the Transition Group, the Supplemental Benefit shall be equal to the excess of:

(A) the projected retirement benefit to which the Participant would have been entitled at Retirement Age if such benefit were calculated without giving effect to the benefit and compensation limitations imposed by the Code if such benefit were calculated under the Pension Plan's Defined Benefit Formula in effect December 31, 2001 but applying the definition of Earnings contained herein; over

(B) the projected retirement benefit payable to the Participant under the Pension Plan's Defined Benefit Formula at Retirement Age.

(iii) Supplemental Benefit for Participants Not in the Transition Group. With respect to Participants to whom this Section 3.1(c) applies who are not in the Transition Group, the Supplemental Benefit shall be equal to the excess of:

(A) the projected retirement benefit to which the Participant would have been entitled at Retirement Age if such benefit were calculated without giving effect to the benefit and compensation limitations imposed by the Code if such benefit were calculated under the Pension Plan's Cash Balance Formula in effect April 1, 2002 but applying the definition of Earnings contained herein; over

B) the projected retirement benefit payable to the Participant under the Pension Plan's Cash Balance Formula at Retirement Age.

(d) Benefit Accrual On and After January 1, 2012. Notwithstanding the provisions of Sections 3.1(b) and (c) hereof, the provisions of this Section 3.1(d) are effective with respect to all Participants on and after January 1, 2012. The Employer Credit for a Plan Year under this Section 3.1(d) shall be an amount equal to the excess of:

(i) the Service Credit (as defined under the Pension Plan) to which the Participant would be entitled for such Year under the Pension Plan’s Cash Balance Formula, determined without giving effect to the benefit and compensation limitations imposed by the Code but applying the definition of Earnings contained herein; over

(ii) the Participant’s actual Service Credit determined under the Pension Plan’s Cash Balance Formula for such Year.

All Employer Credits to which a Participant is entitled under this Section 3.1(d) shall be credited to the Participant’s Post-2011 Account.

(e) Deferral Contribution Account. The Administrator shall maintain a Deferral Contribution Account for each Participant who has made elective deferrals to the Plan. The initial balance in each Deferral Contribution Account shall be determined, as of December 31, 2003, by the Administrator. Each Deferral Contribution Account shall be adjusted thereafter to reflect interest at the rate specified in Section 5.2(b), distributions and any other appropriate adjustments as administratively determined in the discretion of the Administrator. A Participant shall be entitled to the amount credited to the Participant's Deferral Contribution Account in addition to the Supplemental Benefit provided hereunder. A Participant's Deferral Account shall not be considered part of such Participant's funded Supplemental Benefit for purposes of determining the amount of Employer Credits under this Section 3.1, but shall be payable at the time a Participant's Supplemental Benefit is payable.

3.    Section 3.2 of the Plan, regarding the “last day” employment requirement is hereby deleted from the Plan and replaced with the following, effective September 1, 2012:

3.2    [Reserved.]

4.    Section 5.1 of the Plan is hereby amended to be and read as follows:

5.1 Bookkeeping Accounts. The Administrator shall establish and maintain a Pre-2012 Account and a Post-2011 Account, as may be applicable, for each Participant.

5.    Section 5.2 of the Plan is hereby amended to be and read as follows:

5.2    Adjustment and Crediting of Accounts.

(a) The Administrator shall adjust the amounts credited to each Participant’s Account to reflect Employer Credits, distributions, interest, and any other appropriate adjustments. Such adjustments shall be made as administratively determined in the discretion of the Administrator.

(b) Interest Credit.

(i) In General. While a Participant is employed, the interest credited to the Participant’s Pre-2012 Account shall be a fixed rate of return assumption equal to seven and one-half percent (7.5%) annually, and the interest credited to a Participant’s Post-2011 Account shall be equal to the “interest credit” rate applicable for the determination period under Section 5.7 of the Pension Plan, as such Section may be amended from time to time.

(ii) Interest Credit Following Separation from Service.

(A) Separation from Service Due to Retirement, Early Retirement, Death, or Disability. If a Participant separates from service due to Retirement, Early Retirement, death, or Disability, the interest credited to the Participant’s Accounts following separation from service shall continue at the applicable rates specified in Section 5.2(b)(i), until the Accounts are fully distributed.

(B) Other Separation from Service. If a vested Participant separates from service for a reason other than Retirement, Early Retirement, death, or Disability, the interest credited to such Participant’s Accounts following separation from service, commencing with the year in which the separation occurs, shall be the 90-day LIBOR interest rate plus one-half of one percent (.5%). For this purpose, the 90-day LIBOR interest rate shall be such rate as of December 31 each year. Such rate shall continue to apply to the Accounts until the Accounts are fully distributed.

(iii) Re-employment. If a vested, terminated Participant becomes re-employed and commences participation following re-employment, the interest credited to the Accounts established for the Participant attributable to the period of participation following re-employment shall be as provided in paragraph 5.2(b)(i).

(iv) Any rate of return assumption described in this Section 5.2(b) may be changed on a prospective basis by the Administrator in its discretion.

IN WITNESS WHEREOF, Weingarten Realty Investors has caused this instrument to be executed by its duly authorized officer this 10th day of August, 2012, effective as of January 1, 2012, or as otherwise provided herein.

Weingarten Realty Investors
By:	/s/ Stephen C. Richter
	Stephen C. Richter
Its (Title):	Executive Vice President/CFO

EX-10.3

EXHIBIT 10.3

ASSIGNMENT AND ASSUMPTION

This Assignment and Assumption (the "Assignment and Assumption") is dated as of the Effective Date set forth below and is entered into by and between Compass Bank (the "Assignor") and Branch Banking and Trust Company (the "Assignee"). Capitalized terms used but not defined herein shall have the meanings given to them in the Credit Agreement identified below (as amended, the "Credit Agreement"), receipt of a copy of which is hereby acknowledged by the Assignee. The Standard Terms and Conditions set forth in Annex 1 attached hereto are hereby agreed to and incorporated herein by reference and made a part of this Assignment and Assumption as if set forth herein in full.

For an agreed consideration, the Assignor hereby irrevocably sells and assigns to the Assignee, and the Assignee hereby irrevocably purchases and assumes from the Assignor, subject to and in accordance with the Standard Terms and Conditions and the Credit Agreement, as of the Effective Date inserted by the Administrative Agent as contemplated below (i) all of the Assignor's rights and obligations in its capacity as a Lender under the Credit Agreement and any other documents or instruments delivered pursuant thereto to the extent related to the amount and percentage interest identified below of all of such outstanding rights and obligations of the Assignor under the respective facilities identified below (including any letters of credit, guarantees, and swingline loans included in such facilities) and (ii) to the extent permitted to be assigned under applicable law, all claims, suits, causes of action and any other right of the Assignor (in its capacity as a Lender) against any Person, whether known or unknown, arising under or in connection with the Credit Agreement, any other documents or instruments delivered pursuant thereto or the loan transactions governed thereby or in any way based on or related to any of the foregoing, including contract claims, tort claims, malpractice claims, statutory claims and all other claims at law or in equity related to the rights and obligations sold and assigned pursuant to clause (i) above (the rights and obligations sold and assigned pursuant to clauses (i) and (ii) above being referred to herein collectively as the "Assigned Interest"). Such sale and assignment is without recourse to the Assignor and, except as expressly provided in this Assignment and Assumption, without representation or warranty by the Assignor.

1. Assignor: Compass Bank

2. Assignee: Branch Banking and Trust Company

3. Borrower: Weingarten Realty Investors

1. Administrative Agent	JPMorgan Chase Bank, N.A., as the administrative agent under the Credit Agreement
2. Credit Agreement:	The Amended and Restated Credit Agreement dated as of September 30, 2011 among Weingarten Realty Investors, the Lenders parties thereto, JPMorgan Chase Bank, N.A., as Administrative Agent, and the other agents parties hereto.

3.     * Assigned Interest:

Facility Assigned	Aggregate Amount of Commitment/L08ns tor all Lenders	Amount of Commitment/Loans Assigned	Percentage Assigned of Conul1itmentiLoans
Commitment	$500,000,000.00	$25,000,000.00	5.000000000%

Effective Date: September 6,2012 [TO BE INSERTED BY ADMINISTRATIVE AGENT AND WHICH

SHALL BE THE EFFECTIVE DATE OF RECORDATION OF TRANSFER IN THE REGISTER

THEREFOR.]

The terms set forth in this Assignment sad Assumption are hereby agreed to:

ASSIGNOR

COMPASS BANK

By: /s/ Dan Killian Title: Sr. Vice President

ASSIGNEE

Branch Banking and Trust Company

By: /s/ Chris Verwoerdt______Title: Senior Vice President

Consented to and Accepted:

JPMORGAN CHASE BANK, N.A., as
Administrative Agent

By    /s/ Daniel Hunter     

Daniel Hunter

Title:    Authorized Signatory

Borrowers Consent:

Weingarten Realty Investors:

By     /s/ Stephen C. Richter

Stephen C. Richter

Title:    EVP & CFO

EX-31.1

EXHIBIT 31.1

CERTIFICATION

I, Andrew M. Alexander, certify that:

1. I have reviewed this report on Form 10-Q of Weingarten Realty Investors;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of registrant’s board of trust managers:

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

BY:	/s/ Andrew M. Alexander
	Andrew M. Alexander
	President/Chief Executive Officer

November 8, 2012

EX-31.2

EXHIBIT 31.2

CERTIFICATION

I, Stephen C. Richter, certify that:

1. I have reviewed this report on Form 10-Q of Weingarten Realty Investors;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of registrant’s board of trust managers:

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

BY:	/s/ Stephen C. Richter
	Stephen C. Richter
	Executive Vice President/Chief Financial Officer

November 8, 2012

EX-32.1

EXHIBIT 32.1

CERTIFICATION OF CHIEF EXECUTIVE OFFICER PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly Report of Weingarten Realty Investors (the “Company”) on Form 10-Q for the period ended September 30, 2012, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Andrew M. Alexander, President and Chief Executive Officer of the Company, certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that to the best of my knowledge:

1. The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

BY:	/s/ Andrew M. Alexander
	Andrew M. Alexander
	President/Chief Executive Officer

November 8, 2012

EX-32.2

EXHIBIT 32.2

CERTIFICATION OF CHIEF EXECUTIVE OFFICER PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly Report of Weingarten Realty Investors (the “Company”) on Form 10-Q for the period ended September 30, 2012, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Stephen C. Richter, Executive Vice President and Chief Financial Officer of the Company, certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that to the best of my knowledge:

1. The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

BY:	/s/ Stephen C. Richter
	Stephen C. Richter
	Executive Vice President/Chief Financial Officer

November 8, 2012

XML

Earnings Per Share (Tables)

9 Months Ended

Sep. 30, 2012

Earnings Per Share [Abstract]

Components of Earnings Per Share - Basic and Diluted

Earnings per common share – basic and diluted components for the periods indicated are as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Numerator:
Continuing Operations:
Income (loss) from continuing operations	$	24,250		$	(24,664	)	$	37,100		$	(19,807	)
Gain on sale of property	335			392			859			1,588
Net (income) loss attributable to noncontrolling interests	(1,774		)	2,738			(4,557		)	410
Preferred share dividends	(8,869		)	(8,869		)	(26,607		)	(26,607		)
Income (loss) from continuing operations attributable to common shareholders – basic and diluted	$	13,942		$	(30,403	)	$	6,795		$	(44,416	)
Discontinued Operations:
Income (loss) from discontinued operations attributable to common shareholders – basic and diluted	$	17,462		$	(11,686	)	$	59,487		$	2,388
Denominator:
Weighted average shares outstanding – basic	120,766			120,413			120,637			120,301
Effect of dilutive securities:
Share options and awards	1,078			—			1,016			—
Weighted average shares outstanding – diluted	121,844			120,413			121,653			120,301

Anti-Dilutive Securities

Anti-dilutive securities, which are excluded from the calculation of earnings per common share – diluted, are as follows (in thousands):

	Three Months Ended September 30,		Nine Months Ended September 30,
	2012	2011	2012	2011
Share options (1)	2,359	3,163	2,359	2,846
Operating partnership units	1,582	1,607	1,583	1,626
Share options and awards	—	894	—	940
Total anti-dilutive securities	3,941	5,664	3,942	5,412

_______________

(1) Exclusion results as exercise prices were greater than the average market price for each respective period.

XML

Notes Receivable From Real Estate Joint Ventures And Partnerships (Details) (USD $)	1 Months Ended	3 Months Ended		9 Months Ended		12 Months Ended	0 Months Ended
	Feb. 29, 2012	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011	Dec. 31, 2011	Apr. 13, 2011 Palm Coast [Member]
Notes Receivable From Real Estate Joint Ventures And Partnerships [Line Items]
Interest rate on notes receivable - range minimum				2.90%		2.80%
Interest rate on notes receivable - range maximum				16.00%		10.00%
Notes receivable due at various dates through				2014		2014
Allowance for uncollectible notes receivable		$ 0		$ 0		$ 0
Interest income on notes receivable		800,000	800,000	2,200,000	2,500,000
Proceeds received for notes receivable	59,200,000			74,296,000	14,980,000
Elimination of notes receivable							$ 21,900,000
Equity method investment ownership percentage	47.80%	75.00%		75.00%			50.00%

XML

Property (Narrative) (Details) (USD $) In Millions, unless otherwise specified	9 Months Ended			9 Months Ended	12 Months Ended	9 Months Ended
	Sep. 30, 2012	Feb. 29, 2012	Dec. 31, 2011	Sep. 30, 2012 Shopping Center [Member] property	Dec. 31, 2011 Shopping Center [Member]	Sep. 30, 2012 Industrial Properties [Member] property	Aug. 06, 2012 Tenancy In Common [Member]
Real Estate Investment Property [Line Items]
Number of operating properties acquired				4
Acquisition of property	$ 232.3
Number of operating properties sold				21		53
Ownership percentage in joint ventures	75.00%	47.80%					79.60%
Proceeds from sale and disposition of property	509.8
Gain on sale of properties	50.5
Number of properties held for sale				6	7
Property classified as held for sale, gross	$ 94.5		$ 94.8

XML

Earnings Per Share (Components Of Earnings Per Common Share - Basic And Diluted) (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Continuing Operations [Abstract]
Income (loss) from continuing operations	$ 24,250	$ (24,664)	$ 37,100	$ (19,807)
Gain on Sale of Property	335	392	859	1,588
Net (income) loss attributable to noncontrolling interests	(1,774)	2,738	(4,557)	410
Preferred share dividends	(8,869)	(8,869)	(26,607)	(26,607)
Income (loss) from continuing operations attributable to common shareholders – basic and diluted	13,942	(30,403)	6,795	(44,416)
Income (loss) from discontinued operations attributable to common shareholders - basic and diluted	$ 17,462	$ (11,686)	$ 59,487	$ 2,388
Denominator [Abstract]
Weighted average shares outstanding - basic	120,766	120,413	120,637	120,301
Share options and awards	1,078	0	1,016	0
Weighted average shares outstanding - diluted	121,844	120,413	121,653	120,301

XML

Debt (Narrative) (Details) (USD $)	1 Months Ended	9 Months Ended
	Aug. 29, 2011	Sep. 30, 2012	Dec. 31, 2011
Debt Instrument [Line Items]
Medium-term Notes		$ 137,600,000
Debt instrument interest percentage during the period		5.20%
Debt service guaranty liability		74,075,000	74,075,000
Unsecured term loan	200,000,000
Debt maturity date	May 31, 2012
Debt instrument collateral		1,600,000,000	1,700,000,000
Unsecured notes payable under revolving credit facilities		250,000,000	166,500,000
Obligations under capital leases		21,000,000	21,000,000
Fair value of interest rate contracts		10,800,000
Debt premium/(discount) net		2,900,000
Non-cash debt		12,300,000
Unsecured Revolving Credit Facility [Member]
Debt Instrument [Line Items]
Revolving credit facility effective date		Sep. 30, 2011
Maximum borrowing capacity under credit facility		500,000,000
Credit facility expiration date		The facility expires in September 2015 and provides for a one-year extension upon our request and borrowing rates that float at a margin over LIBOR plus a facility fee
Borrowing margin over LIBOR		125
Facility fees over LIBOR		25
Bids amount		250,000,000
Maximum increase in credit facility amount		700,000,000
Unsecured And Uncommitted Overnight Facility [Member]
Debt Instrument [Line Items]
Maximum borrowing capacity under credit facility		99,000,000
Credit facility effective date		May 2010
Fixed interest rate loan period (days)		30
3.95% Convertible Senior Unsecured Notes [Member]
Debt Instrument [Line Items]
Debt maturity date		2026
Debt instrument stated interest percentage		3.95%
Debt Service Guaranty [Member]
Debt Instrument [Line Items]
Debt Coverage Ratio		1.4
Debt maturity date		2040
Medium-term Notes [Member]
Debt Instrument [Line Items]
Debt maturity date		2022
Medium-term Notes		$ 300,000,000
Debt instrument stated interest percentage		3.38%

XML

Variable Interest Entities (Narrative) (Details) (USD $) In Millions, unless otherwise specified	9 Months Ended	12 Months Ended
	Sep. 30, 2012 jvs	Dec. 31, 2011 jvs
Unconsolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Debt associated with tenancy-in-common arrangement	21.0
Consolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Number of VIE real estate joint ventures	2
Number of neighborhood/community shopping centers	30
Texas [Member] | Consolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Number of neighborhood/community shopping centers	22
Georgia [Member] | Consolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Number of neighborhood/community shopping centers	3
Tennessee [Member] | Consolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Number of neighborhood/community shopping centers	2
Florida [Member] | Consolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Number of neighborhood/community shopping centers	2
North Carolina [Member] | Consolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Number of neighborhood/community shopping centers	1
Through Secured Loans [Member] | Unconsolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Number of VIE real estate joint ventures	2	2
Through Guaranty On Debt [Member] | Unconsolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Number of VIE real estate joint ventures		1

XML

Summary Of Significant Accounting Policies (Schedule Of Restricted Deposits And Mortgage Escrows) (Details) (USD $) In Thousands, unless otherwise specified	Sep. 30, 2012	Dec. 31, 2011
Restricted Cash and Cash Equivalents Items [Line Items]
Restricted cash	$ 4,262	$ 3,169
Mortgage escrows	9,551	7,975
Total	$ 13,813	$ 11,144

XML

Debt (Tables)

9 Months Ended

Sep. 30, 2012

Debt Disclosure [Abstract]

Schedule Of Debt

Our debt consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Debt payable to 2038 at 2.6% to 8.8% in 2012 and 1.5% to 8.8% in 2011	$	1,881,013	$	2,268,668
Unsecured notes payable under revolving credit facilities	250,000		166,500
Debt service guaranty liability	74,075		74,075
Obligations under capital leases	21,000		21,000
Industrial revenue bonds payable to 2015 at 2.4%	1,331		1,594
Total	$	2,227,419	$	2,531,837

Grouping Of Debt Between Fixed And Variable As Well As Secured And Unsecured

The grouping of total debt between fixed and variable-rate as well as between secured and unsecured is summarized below (in thousands):

	September 30, 2012		December 31, 2011
As to interest rate (including the effects of interest rate contracts):
Fixed-rate debt	$	1,831,791	$	2,014,834
Variable-rate debt	395,628		517,003
Total	$	2,227,419	$	2,531,837
As to collateralization:
Unsecured debt	$	1,254,804	$	1,510,932
Secured debt	972,615		1,020,905
Total	$	2,227,419	$	2,531,837

Revolving Credit Facilities

The following table discloses certain information regarding our unsecured notes payable under our revolving credit facilities (in thousands, except percentages):

	September 30, 2012			December 31, 2011
Unsecured revolving credit facility:
Balance outstanding	$	250,000		$	145,000
Available balance	247,571			351,571
Letter of credit outstanding under facility	2,429			3,429
Variable interest rate (excluding facility fee)	1.2		%	1.3		%
Unsecured and uncommitted overnight facility:
Balance outstanding	$	—		$	21,500
Variable interest rate	—		%	1.5		%
Both facilities:
Maximum balance outstanding during the year	$	303,100		$	330,700
Weighted average balance	194,410			151,814
Year-to-date weighted average interest rate (excluding facility fee)	1.3		%	1.5		%

Principal Payments Of Debt

Scheduled principal payments on our debt (excluding $250.0 million due under our revolving credit facilities, $21.0 million of certain capital leases, $10.8 million fair value of interest rate contracts, $2.9 million net premium/(discount) on debt, $12.3 million of non-cash debt-related items, and $74.1 million debt service guaranty liability) are due during the following years (in thousands):

2012 remaining (1)	$	127,624
2013	315,520
2014	474,292
2015	275,999
2016	231,661
2017	142,096
2018	64,441
2019 (2)	153,724
2020	3,746
2021	2,763
Thereafter	64,470
Total	$	1,856,336

_______________

(1) Includes $54.1 million of our 3.95% convertible senior unsecured notes outstanding due 2026, which were called by us with a redemption date of November 8, 2012.

(2) Includes $100.0 million of our 8.1% senior unsecured notes due 2019 which may be redeemed by us at any time on or after September 2014 at our option.

XML

Variable Interest Entities (Summary Of Consoldiated Variable Interest Entities) (Details) (Consolidated Variable Interest Entities [Member], USD $) In Thousands, unless otherwise specified	Sep. 30, 2012		Dec. 31, 2011
Consolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Maximum Risk of Loss	$ 137,374	[1]	$ 138,176	[1]
Assets held by VIEs	258,861		309,387
Assets held as collateral for debt	$ 245,208		$ 250,105

[1] The maximum risk of loss has been determined to be limited to our guaranties of debt for each real estate joint venture.

XML

Share Options And Awards (Fair Value Of Market-Based Share Awards Assumptions) (Details)	9 Months Ended
	Sep. 30, 2012
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Expected volatility, Minimum	27.70%
Expected volatility, Maximum	51.60%
Expected life (in years)	3 years
Risk-free interest rate, Minimum	0.10%
Risk-free interest rate, Maximum	0.40%
Maximum [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Dividend yield	4.40%
Minimum [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Dividend yield	0.00%

XML

Fair Value Measurements (Schedule Of Fair Value Of Notes Receivable From Real Estate Joint Ventures And Partnerships) (Details) (USD $) In Thousands, unless otherwise specified	Sep. 30, 2012	Dec. 31, 2011
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Carrying value	$ 90,385	$ 149,204
Significant Unobservable Inputs (Level 3) [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair value	$ 93,257	$ 153,532

XML

Debt (Grouping Of Debt Between Fixed And Variable As Well As Secured And Unsecured) (Details) (USD $) In Thousands, unless otherwise specified	Sep. 30, 2012		Dec. 31, 2011
Debt Instrument [Line Items]
Total	$ 2,227,419	[1]	$ 2,531,837	[1]
As To Interest Rate [Member]
Debt Instrument [Line Items]
Fixed-rate debt	1,831,791		2,014,834
Variable-rate debt	395,628		517,003
Total	2,227,419		2,531,837
As To Collateralization [Member]
Debt Instrument [Line Items]
Unsecured debt	1,254,804		1,510,932
Secured debt	972,615		1,020,905
Total	$ 2,227,419		$ 2,531,837

[1] * Consolidated Variable Interest Entities’ Assets and Liabilities included in the above balances (See Note 17):

XML

Related Parties (Narrative) (Details) (USD $)	1 Months Ended	3 Months Ended		9 Months Ended
	Feb. 29, 2012	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011	Dec. 31, 2011
Related Party Transaction [Line Items]
Net accounts receivable, related parties		$ 1,700,000		$ 1,700,000		$ 2,200,000
Accounts payable and accrued expenses, related parties		6,300,000		6,300,000		8,200,000
Management fees revenue, related parties		1,500,000	1,500,000	4,800,000	4,600,000
Ownership percentage in joint ventures	47.80%	75.00%		75.00%
Proceeds from sale of unconsolidated real estate joint venture, gross	29,100,000
Gain on sale of real estate joint venture and partnership interests	$ 3,500,000	$ 0	$ 0	$ 5,562,000	$ 0

XML

Fair Value Measurements (Assets And Liabilities Measured On Recurring Basis) (Details) (USD $)	Sep. 30, 2012	Dec. 31, 2011
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Total Assets	$ 27,332,000	$ 25,509,000
Total Liabilities	17,307,000	15,367,000
Grantor Trusts [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Investments in grantor trusts	16,480,000	14,693,000
Deferred compensation plan obligations	16,480,000	14,693,000
Interest Rate Contracts [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Interest rate contracts, Assets	10,852,000	10,816,000
Interest rate contracts, Liabilities	827,000	674,000
Quoted Prices In Active Markets For Identical Assets And Liabilities (Level1) [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Total Assets	16,480,000	14,693,000
Total Liabilities	16,480,000	14,693,000
Quoted Prices In Active Markets For Identical Assets And Liabilities (Level1) [Member] | Grantor Trusts [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Investments in grantor trusts	16,480,000	14,693,000
Deferred compensation plan obligations	16,480,000	14,693,000
Significant Other Observable Inputs (Level 2) [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Total Assets	10,852,000	10,816,000
Total Liabilities	827,000	674,000
Significant Other Observable Inputs (Level 2) [Member] | Interest Rate Contracts [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Interest rate contracts, Assets	10,852,000	10,816,000
Interest rate contracts, Liabilities	827,000	674,000
Significant Unobservable Inputs (Level 3) [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Total Assets	0	0
Total Liabilities	$ 0	$ 0

XML

Business Combinations (Narrative) (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended		9 Months Ended			0 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011	Feb. 29, 2012	Apr. 13, 2011 Palm Coast [Member]	Aug. 06, 2012 Tenancy In Common [Member]	Sep. 30, 2012 Shopping Center [Member] property
Business Acquisition [Line Items]
Business combination, effective date						Apr. 13, 2011
Ownership percentage in joint ventures	75.00%		75.00%		47.80%	50.00%	79.60%
Business combination, fair value discount rate						8.00%
Business combination, control obtained description						Effective April 13, 2011, we acquired a partner’s 50% interest in an unconsolidated joint venture related to a development property in Florida, which resulted in the consolidation of this property. Management has determined that this transaction qualified as a business combination to be accounted for under the acquisition method.
Business combination, valuation description						Fair value of assets acquired, liabilities assumed and equity interests was estimated using market-based measurements, including cash flow and other valuation techniques. The fair value measurement is based on both significant inputs for similar assets and liabilities in comparable markets and significant inputs that are not observable in the markets in accordance with our fair value measurements accounting policy. Key assumptions include third-party broker valuation estimates; a discount rate of 8.0%; a terminal capitalization rate for similar properties; and factors that we believe market participants would consider in estimating fair value.
Gain on acquisition	$ 0	$ 0	$ 0	$ 4,559
Number of operating properties acquired								4

XML

Fair Value Measurements (Reconciliation Of Subordinate Tax Increment Revenue Bonds Using Significant Unobservable Inputs (Level 3)) (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2011
Fair Value, Assets Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]
Outstanding beginning balance	$ 10,700
Settlement of recalled bonds	(10,700)	[1]
Outstanding ending balance	$ 0

[1] Settlement of recalled bonds represents the recall of previously issued subordinated tax increment revenue bonds that were available for sale and were replaced with held to maturity subordinated tax increment revenue bonds associated with the exchange transaction in April 2011.

XML

Commitments And Contingencies (Narrative) (Details) (USD $) In Millions, unless otherwise specified	9 Months Ended
	Sep. 30, 2012 jvs partnerships	Sep. 30, 2011	Dec. 31, 2011
Commitments And Contingencies [Line Items]
Number of downREIT real estate ventures	4
Shares issued in exchange for noncontrolling interests	$ 0	$ 0
Aggregate redemption value of interests	44		35
Number of unconsolidated joint ventures with partner	2
Capital Additions [Member]
Commitments And Contingencies [Line Items]
Construction contract commitment	$ 60.1
Capital Additions [Member] | Minimum [Member]
Commitments And Contingencies [Line Items]
Construction contract period, months	12
Capital Additions [Member] | Maximum [Member]
Commitments And Contingencies [Line Items]
Construction contract period, months	36

XML

Earnings Per Share (Anti-Dilutive Securities) (Details) In Thousands, unless otherwise specified	3 Months Ended				9 Months Ended
	Sep. 30, 2012		Sep. 30, 2011		Sep. 30, 2012		Sep. 30, 2011
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]
Total anti-dilutive securities	3,941		5,664		3,942		5,412
Share Options [Member]
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]
Total anti-dilutive securities	2,359	[1]	3,163	[1]	2,359	[1]	2,846	[1]
Operating Partnership Units [Member]
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]
Total anti-dilutive securities	1,582		1,607		1,583		1,626
Share Options And Awards [Member]
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]
Total anti-dilutive securities	0		894		0		940

[1] Exclusion results as exercise prices were greater than the average market price for each respective period.

XML

Variable Interest Entities

9 Months Ended

Sep. 30, 2012

Variable Interest Entities [Abstract]

Variable Interest Entities

Variable Interest Entities

Consolidated VIEs:

Two of our real estate joint ventures whose activities principally consist of owning and operating 30 neighborhood/community shopping centers, of which 22 are located in Texas, three in Georgia, two each in Tennessee and Florida and one in North Carolina, were determined to be VIEs. These VIEs have financing agreements that are guaranteed solely by us for tax planning purposes. We have determined that we are the primary beneficiary and have consolidated these joint ventures.

A summary of our consolidated VIEs is as follows (in thousands):

	September 30, 2012		December 31, 2011
Maximum Risk of Loss (1)	$	137,374	$	138,176
Assets held by VIEs	258,861		309,387
Assets held as collateral for debt	245,208		250,105

_______________

(1) The maximum risk of loss has been determined to be limited to our guaranties of debt for each real estate joint venture.

Restrictions on the use of these assets are significant because they serve as collateral for the VIEs’ debt, and we would generally be required to obtain our partners’ approval in accordance with the joint venture agreements for any major transactions. Transactions with these joint ventures on our consolidated financial statements have been limited to changes in noncontrolling interests and reductions in debt from our partners’ contributions. We and our partners are subject to the provisions of the joint venture agreements which include provisions for when additional contributions may be required including operating cash shortfalls and unplanned capital expenditures. We have not provided any additional support to the VIEs as of September 30, 2012.

Unconsolidated VIEs:

At September 30, 2012 and December 31, 2011, two unconsolidated real estate joint ventures were determined to be VIEs through the issuance of secured loans, of which $21.0 million of debt associated with a tenancy-in-common arrangement is recorded in our Condensed Consolidated Balance Sheet, since the lenders have the ability to make decisions that could have a significant impact on the success of the entities. At December 31, 2011, we had one unconsolidated real estate joint venture with an interest in an entity, which was deemed to be a VIE since the unconsolidated joint venture provided a guaranty for the entity’s debt; however, in February 2012, our unconsolidated joint venture interest associated with these entities was sold. A summary of our unconsolidated VIEs is as follows (in thousands):

	September 30, 2012		December 31, 2011
Investment in Real Estate Joint Ventures and Partnerships, net (1)	$	29,498	$	30,377
Maximum Risk of Loss (2)	33,256		75,274

_______________

(1) The carrying amount of the investments represents our contributions to the real estate joint ventures net of any distributions made and our portion of the equity in earnings of the joint ventures.

(2) The maximum risk of loss has been determined to be limited to our debt exposure for each real estate joint venture.

We and our partners are subject to the provisions of the joint venture agreements that specify conditions, including operating shortfalls and unplanned capital expenditures, under which additional contributions may be required.

XML

Property (Schedule Of Capitalized Expenses) (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Real Estate Investment Property [Line Items]
Interest	$ 800	$ 831	$ 2,394	$ 1,485
Real estate taxes	60	160	306	243
Total	$ 860	$ 991	$ 2,700	$ 1,728

XML

Variable Interest Entities (Tables)

9 Months Ended

Sep. 30, 2012

Consolidated Variable Interest Entities [Member]

Variable Interest Entity [Line Items]

Summary Of Variable Interest Entities

A summary of our consolidated VIEs is as follows (in thousands):

	September 30, 2012		December 31, 2011
Maximum Risk of Loss (1)	$	137,374	$	138,176
Assets held by VIEs	258,861		309,387
Assets held as collateral for debt	245,208		250,105

_______________

(1) The maximum risk of loss has been determined to be limited to our guaranties of debt for each real estate joint venture.

Unconsolidated Variable Interest Entities [Member]

Variable Interest Entity [Line Items]

Summary Of Variable Interest Entities

A summary of our unconsolidated VIEs is as follows (in thousands):

	September 30, 2012		December 31, 2011
Investment in Real Estate Joint Ventures and Partnerships, net (1)	$	29,498	$	30,377
Maximum Risk of Loss (2)	33,256		75,274

_______________

(1) The carrying amount of the investments represents our contributions to the real estate joint ventures net of any distributions made and our portion of the equity in earnings of the joint ventures.

(2) The maximum risk of loss has been determined to be limited to our debt exposure for each real estate joint venture.

XML

Employee Benefit Plans (Schedule Of Net Periodic Benefit Cost) (Details) (USD $)	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Defined Benefit Plan Disclosure [Line Items]
Service cost	$ 266,000	$ 789,000	$ 1,048,000	$ 2,720,000
Interest cost	319,000	725,000	1,257,000	2,615,000
Expected return on plan assets	(453,000)	(405,000)	(1,787,000)	(1,630,000)
Prior service cost	(24,000)	(22,000)	(94,000)	(92,000)
Recognized loss	317,000	151,000	1,251,000	613,000
Total	425,000	1,238,000	1,675,000	4,226,000
Employer contributions to qualified retirement plan			$ 2,500,000	$ 2,200,000

XML

Discontinued Operations (Tables)

9 Months Ended

Sep. 30, 2012

Discontinued Operations and Disposal Groups [Abstract]

Schedule Of Discontinued Operating Results

The operating results of these properties, which includes the six properties held for sale, have been reclassified and reported as discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Revenues, net	$	4,915		$	20,499		$	36,938		$	61,292
Depreciation and amortization	(318		)	(6,784		)	(6,391		)	(20,344		)
Operating expenses	(783		)	(3,772		)	(6,892		)	(10,901		)
Real estate taxes, net	(653		)	(3,330		)	(5,294		)	(9,259		)
Impairment loss	(177		)	(18,531		)	(5,502		)	(21,420		)
General and administrative	(216		)	(15		)	(2,177		)	(47		)
Interest expense, net	(132		)	(339		)	(617		)	(1,716		)
Gain on acquisition (see Note 18)	—			—			—			4,559
Provision for income taxes	—			—			(302		)	(362		)
Operating income (loss) from discontinued operations	2,636			(12,272		)	9,763			1,802
Gain on sale of property from discontinued operations	14,826			586			49,724			586
Income (loss) from discontinued operations	$	17,462		$	(11,686	)	$	59,487		$	2,388

XML

Investment In Real Estate Joint Ventures And Partnerships (Combined Condensed Balance Sheets) (Details) (USD $) In Thousands, unless otherwise specified	Sep. 30, 2012		Dec. 31, 2011		Sep. 30, 2011	Dec. 31, 2010
Investment In Real Estate Joint Ventures And Partnerships [Line Items]
Property	$ 4,392,028		$ 4,688,526
Accumulated depreciation	(1,013,294)		(1,059,531)
Property, net	3,452,138	[1]	3,702,236	[1]
Total Assets	4,262,659		4,588,226
Debt, net (primarily mortgages payable)	2,227,419	[1]	2,531,837	[1]
Other liabilities, net	120,433		107,919
Total Liabilities	2,465,808		2,764,644
Accumulated equity	1,796,851		1,823,582		1,842,722	1,980,257
Total Liabilities and Equity	4,262,659		4,588,226
Unconsolidated Real Estate Joint Ventures [Member]
Investment In Real Estate Joint Ventures And Partnerships [Line Items]
Property	1,769,303		2,108,745
Accumulated depreciation	(295,670)		(296,496)
Property, net	1,473,633		1,812,249
Other assets, net	166,697		173,130
Total Assets	1,640,330		1,985,379
Debt, net (primarily mortgages payable)	515,978		556,920
Amounts payable to Weingarten Realty Investors and affiliates	109,715		170,007
Other liabilities, net	43,638		41,907
Total Liabilities	669,331		768,834
Accumulated equity	970,999		1,216,545
Total Liabilities and Equity	$ 1,640,330		$ 1,985,379

[1] * Consolidated Variable Interest Entities’ Assets and Liabilities included in the above balances (See Note 17):

XML

Discontinued Operations (Narrative) (Details) (USD $)	9 Months Ended			9 Months Ended	12 Months Ended	9 Months Ended	12 Months Ended	1 Months Ended	9 Months Ended	12 Months Ended	9 Months Ended	12 Months Ended	9 Months Ended	12 Months Ended	9 Months Ended	12 Months Ended	9 Months Ended	12 Months Ended	9 Months Ended			12 Months Ended	9 Months Ended			12 Months Ended		9 Months Ended
	Sep. 30, 2012	Feb. 29, 2012	Dec. 31, 2011	Sep. 30, 2012 Shopping Centers [Member] property	Dec. 31, 2011 Shopping Centers [Member] property	Sep. 30, 2012 Industrial Properties [Member] property	Dec. 31, 2011 Industrial Properties [Member] property	May 31, 2012 Wholly-Owned Industrial Properties [Member] property	Sep. 30, 2012 Arizona [Member] property	Dec. 31, 2011 Arizona [Member] Shopping Centers [Member] property	Sep. 30, 2012 Florida [Member] property	Dec. 31, 2011 Florida [Member] Shopping Centers [Member] property	Sep. 30, 2012 Georgia [Member] property	Dec. 31, 2011 Georgia [Member] Industrial Properties [Member] property	Sep. 30, 2012 Illinois [Member] property	Dec. 31, 2011 Illinois [Member] Shopping Centers [Member] property	Sep. 30, 2012 Kansas [Member] property	Dec. 31, 2011 Kansas [Member] Shopping Centers [Member] property	Sep. 30, 2012 Louisiana [Member] property	Sep. 30, 2012 Maine [Member] property	Sep. 30, 2012 North Carolina [Member] property	Dec. 31, 2011 North Carolina [Member] Shopping Centers [Member] property	Sep. 30, 2012 Oklahoma [Member] property	Sep. 30, 2012 Tennessee [Member] property	Sep. 30, 2012 Texas [Member] property	Dec. 31, 2011 Texas [Member] Shopping Centers [Member] property	Dec. 31, 2011 Texas [Member] Industrial Properties [Member] property	Sep. 30, 2012 Virginia [Member] property
Discontinued Operations [Line Items]
Number of operating properties sold				21	8	53	3	52	1		6	1	6	2			1	1	2	1	2	1	1	1	52	5	1	2
Ownership percentage in joint ventures	75.00%	47.80%
Number of properties held for sale				6	7				1	1		1			1	1					1	1			3	3
Property classified as held for sale, gross	$ 94,500,000		$ 94,800,000
Accumulated depreciation for property held for sale	21,100,000
Property held for sale, net	73,404,000		73,241,000
Gross property included in discontinued operations			660,600,000
Accumulated depreciation for property included in discontinued operations			$ 155,800,000
Interest expense allocated to discontinued operations	We do not allocate other consolidated interest to discontinued operations because the interest savings to be realized from the proceeds of the sale of these operations is not material.

XML

Derivatives And Hedging (Interest Rate Contracts Reported At Fair Value) (Details) (Interest Rate Contracts [Member], USD $) In Thousands, unless otherwise specified	Sep. 30, 2012	Dec. 31, 2011
Other Assets, Net [Member]
Derivatives, Fair Value [Line Items]
Interest rate contract designated as hedge, assets	$ 10,852	$ 10,816
Other Liabilities, Net [Member]
Derivatives, Fair Value [Line Items]
Interest rate contract designated as hedge, liabilities	$ 827	$ 674

XML

Summary Of Significant Accounting Policies (Schedule Of Accumulated Other Comprehensive Loss) (Details) (USD $) In Thousands, unless otherwise specified	Sep. 30, 2012	Dec. 31, 2011
Summary Of Significant Accounting Policies [Line Items]
Derivatives	$ 8,212	$ 10,016
Retirement liability	17,727	17,727
Total	$ 25,939	$ 27,743

XML

Summary Of Significant Accounting Policies

9 Months Ended

Sep. 30, 2012

Accounting Policies [Abstract]

Summary Of Significant Accounting Policies

Summary of Significant Accounting Policies

Business

Weingarten Realty Investors is a real estate investment trust (“REIT”) organized under the Texas Business Organizations Code. We, and our predecessor entity, began the ownership and development of shopping centers and other commercial real estate in 1948. Our primary business is leasing space to tenants in the shopping centers and other properties we own or lease. We also manage centers for joint ventures in which we are partners or for other outside owners for which we charge fees.

We operate a portfolio of rental properties, primarily neighborhood and community shopping centers, that totals approximately 59.8 million square feet. We have a diversified tenant base with our largest tenant comprising only 3.3% of total rental revenues during the first nine months of 2012.

We currently operate, and intend to operate in the future, as a REIT.

Basis of Presentation

Our consolidated financial statements include the accounts of our subsidiaries, certain partially owned real estate joint ventures or partnerships and variable interest entities (“VIEs”) which meet the guidelines for consolidation. All intercompany balances and transactions have been eliminated.

The condensed consolidated financial statements included in this report are unaudited; however, amounts presented in the condensed consolidated balance sheet as of December 31, 2011 are derived from our audited financial statements at that date. In our opinion, all adjustments necessary for a fair presentation of such financial statements have been included. Such adjustments consisted of normal recurring items. Interim results are not necessarily indicative of results for a full year.

The condensed consolidated financial statements and notes are presented as permitted by Form 10-Q and certain information included in our annual financial statements and notes has been condensed or omitted. These condensed consolidated financial statements should be read in conjunction with our Annual Report on Form 10-K for the year ended December 31, 2011.

Our financial statements are prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”). Such statements require management to make estimates and assumptions that affect the reported amounts on our consolidated financial statements. Actual results could differ from these estimates. We have evaluated subsequent events for recognition or disclosure in our consolidated financial statements.

Reportable Segments

Our primary focus is to lease space to tenants in shopping centers or other properties that we own, lease or manage. Historically, we reviewed operating and financial information for each property by commercial use and on an individual basis. Each commercial use or each property represents an individual operating segment.

We evaluate the performance of the reportable segments based on net operating income, defined as total revenues less operating expenses and real estate taxes. Management does not consider the effect of gains or losses from the sale of property or interests in real estate joint ventures and partnerships in evaluating segment operating performance.

With the sale of our industrial portfolio in May 2012, we no longer analyze our properties by commercial use. Further, no individual property constitutes more than 10% of our revenues, net operating income or assets, and we have no operations outside of the United States of America. Therefore, our properties have been aggregated into one reportable segment since the properties share similar economic and operating characteristics.

Restricted Deposits and Mortgage Escrows

Restricted deposits and mortgage escrows consist of escrow deposits held by lenders primarily for property taxes, insurance and replacement reserves and restricted cash that is held for a specific use or in a qualified escrow account for the purposes of completing like-kind exchange transactions.

Our restricted deposits and mortgage escrows consist of the following (in thousands):

	September 30, 2012		December 31, 2011
Restricted cash	$	4,262	$	3,169
Mortgage escrows	9,551		7,975
Total	$	13,813	$	11,144

Accumulated Other Comprehensive Loss

Our accumulated other comprehensive loss consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Derivatives	$	8,212	$	10,016
Retirement liability	17,727		17,727
Total	$	25,939	$	27,743

Reclassifications

The reclassification of prior years’ operating results for certain properties classified as discontinued operations was made to conform to the current year presentation (see Notes 9 and 10 for additional information). Also, we have disaggregated certain line items in our Condensed Consolidated Statements of Cash Flows to conform to the current year presentation. Prior years’ distribution to noncontrolling interests and contributions from noncontrolling interests was reclassified from other, net, and the acquisition of real estate and land was segregated from development and capital improvements (which was previously titled investment in property). These items had no impact on previously reported net income, earnings per share, the consolidated balance sheet or cash flows.

XML

Derivatives And Hedging (Summary Of Cash Flow Interest Rate Contract Hedging Activity) (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Derivative Instruments, Gain (Loss) [Line Items]
Amount of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income (Effective Portion)	$ 664	$ 654	$ 1,985	$ 1,892
Interest Rate Contracts [Member] | Cash Flow Hedges [Member]
Derivative Instruments, Gain (Loss) [Line Items]
Amount of Gain (Loss) Recognized in Other Comprehensive Income on Derivative (Effective Portion)	49	542	181	844
Interest Expense, Net [Member] | Interest Rate Contracts [Member] | Cash Flow Hedges [Member]
Derivative Instruments, Gain (Loss) [Line Items]
Amount of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income (Effective Portion)	(664)	(654)	(1,985)	(1,892)
Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)	$ 0	$ 0	$ 0	$ (12)

XML

Business Combinations (Tables)

9 Months Ended

Sep. 30, 2012

Business Combinations [Abstract]

Transactions Related To Business Combination

The following table summarizes the transaction related to the business combination, including the assets acquired and liabilities assumed as indicated (in thousands):

	April 13, 2011
Fair value of our equity interest before business combination	$	7,578
Fair value of consideration transferred	$	11,462		(1)
Amounts recognized for assets and liabilities assumed:
Assets:
Property	$	32,807
Unamortized debt and lease costs	2,421
Accrued rent and accounts receivable	211
Cash and cash equivalents	1,402
Other, net	694
Liabilities:
Accounts payable and accrued expenses	(137		)
Other, net	(318		)
Total net assets	$	37,080

_______________

(1) Consideration included $.5 million of cash and $11.0 million in debt reimbursement.

Transactions Related To Acquisitions

The following table summarizes the transactions related to these acquisitions, including the assets acquired and liabilities assumed as indicated (in thousands):

	September 30, 2012
Fair value of our equity interest before acquisition	$	3,825
Fair value of consideration transferred	$	218,481		(1)
Amounts recognized for assets and liabilities assumed:
Assets:
Property	$	195,377
Unamortized debt and lease costs	36,787
Restricted deposits and mortgage escrows	395
Other, net	3,742
Liabilities:
Debt, net	(46,923		)	(2)
Accounts payable and accrued expenses	(2,250		)
Other, net	(5,899		)
Total net assets	$	181,229
Acquisition costs (included in operating expenses)	$	1,369
Gain on acquisition	$	1,869

_______________

(1) Includes assumption of debt totaling $37.8 million.

(2) Represents the fair value of debt, which includes $6.3 million that was previously recorded.

Schedule Of Impact To Revenues And Net Income

The following table summarizes the impact to revenues and net income attributable to common shareholders from our acquisitions as follows (in thousands):

	Three Months Ended September 30, 2012		Nine Months Ended September 30, 2012
Increase in revenues	$	4,006	$	4,248
Increase in net income attributable to common shareholders	245		387

Pro Forma Impact Of Business Combination And Acquisitions

The following table summarizes the pro forma impact of these transactions as if they had been consolidated or acquired on January 1, 2011, the earliest year presented, as follows (in thousands, except per share amounts):

	Three Months Ended September 30,					Nine Months Ended September 30,
	Pro Forma 2012(1)		Pro Forma 2011(1)			Pro Forma 2012(1)		Pro Forma 2011(1)
Revenues	$	130,244	$	127,578		$	381,862	$	374,024
Net income (loss)	41,934		(35,739		)	97,052		(15,312		)
Net income (loss) attributable to common shareholders	31,291		(41,870		)	65,888		(41,509		)
Earnings per share – basic	0.26		(0.35		)	0.55		(0.35		)
Earnings per share – diluted	0.26		(0.35		)	0.54		(0.35		)

_______________

(1) There are no non-recurring pro forma adjustments included within or excluded from the amounts in the preceding table.

XML

Summary Of Significant Accounting Policies (Policy)

9 Months Ended

Sep. 30, 2012

Accounting Policies [Abstract]

Business

Business

Weingarten Realty Investors is a real estate investment trust (“REIT”) organized under the Texas Business Organizations Code. We, and our predecessor entity, began the ownership and development of shopping centers and other commercial real estate in 1948. Our primary business is leasing space to tenants in the shopping centers and other properties we own or lease. We also manage centers for joint ventures in which we are partners or for other outside owners for which we charge fees.

We operate a portfolio of rental properties, primarily neighborhood and community shopping centers, that totals approximately 59.8 million square feet. We have a diversified tenant base with our largest tenant comprising only 3.3% of total rental revenues during the first nine months of 2012.

We currently operate, and intend to operate in the future, as a REIT.

Basis Of Presentation

Basis of Presentation

Our consolidated financial statements include the accounts of our subsidiaries, certain partially owned real estate joint ventures or partnerships and variable interest entities (“VIEs”) which meet the guidelines for consolidation. All intercompany balances and transactions have been eliminated.

The condensed consolidated financial statements included in this report are unaudited; however, amounts presented in the condensed consolidated balance sheet as of December 31, 2011 are derived from our audited financial statements at that date. In our opinion, all adjustments necessary for a fair presentation of such financial statements have been included. Such adjustments consisted of normal recurring items. Interim results are not necessarily indicative of results for a full year.

The condensed consolidated financial statements and notes are presented as permitted by Form 10-Q and certain information included in our annual financial statements and notes has been condensed or omitted. These condensed consolidated financial statements should be read in conjunction with our Annual Report on Form 10-K for the year ended December 31, 2011.

Our financial statements are prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”). Such statements require management to make estimates and assumptions that affect the reported amounts on our consolidated financial statements. Actual results could differ from these estimates. We have evaluated subsequent events for recognition or disclosure in our consolidated financial statements.

Reportable Segments

Reportable Segments

Our primary focus is to lease space to tenants in shopping centers or other properties that we own, lease or manage. Historically, we reviewed operating and financial information for each property by commercial use and on an individual basis. Each commercial use or each property represents an individual operating segment.

We evaluate the performance of the reportable segments based on net operating income, defined as total revenues less operating expenses and real estate taxes. Management does not consider the effect of gains or losses from the sale of property or interests in real estate joint ventures and partnerships in evaluating segment operating performance.

With the sale of our industrial portfolio in May 2012, we no longer analyze our properties by commercial use. Further, no individual property constitutes more than 10% of our revenues, net operating income or assets, and we have no operations outside of the United States of America. Therefore, our properties have been aggregated into one reportable segment since the properties share similar economic and operating characteristics.

Restricted Deposits And Mortgage Escrows

Restricted Deposits and Mortgage Escrows

Restricted deposits and mortgage escrows consist of escrow deposits held by lenders primarily for property taxes, insurance and replacement reserves and restricted cash that is held for a specific use or in a qualified escrow account for the purposes of completing like-kind exchange transactions.

Our restricted deposits and mortgage escrows consist of the following (in thousands):

	September 30, 2012		December 31, 2011
Restricted cash	$	4,262	$	3,169
Mortgage escrows	9,551		7,975
Total	$	13,813	$	11,144

Accumulated Other Comprehensive Loss

Accumulated Other Comprehensive Loss

Our accumulated other comprehensive loss consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Derivatives	$	8,212	$	10,016
Retirement liability	17,727		17,727
Total	$	25,939	$	27,743

Reclassifications

Reclassifications

The reclassification of prior years’ operating results for certain properties classified as discontinued operations was made to conform to the current year presentation (see Notes 9 and 10 for additional information). Also, we have disaggregated certain line items in our Condensed Consolidated Statements of Cash Flows to conform to the current year presentation. Prior years’ distribution to noncontrolling interests and contributions from noncontrolling interests was reclassified from other, net, and the acquisition of real estate and land was segregated from development and capital improvements (which was previously titled investment in property). These items had no impact on previously reported net income, earnings per share, the consolidated balance sheet or cash flows.

XML

Subsequent Events

9 Months Ended

Sep. 30, 2012

Subsequent Events [Abstract]

Subsequent Events

Subsequent Events

On October 9, 2012, we issued $300 million of 3.38% senior unsecured notes maturing in 2022. The notes were issued at 99.62% of the principal amount with a yield to maturity of 3.42%. The net proceeds received of $296.9 million were used to reduce amounts outstanding under our $500 million unsecured revolving credit facility and will be used to repay our $54.1 million of 3.95% convertible senior unsecured notes on November 8, 2012.

On October 22, 2012, we called our 6.95% Series E Cumulative Redeemable Preferred Shares with a redemption value of $72.5 million which will settle on November 21, 2012.

*****

XML

Debt (Schedule Of Debt) (Details) (USD $) In Thousands, unless otherwise specified	1 Months Ended					9 Months Ended	12 Months Ended	9 Months Ended	12 Months Ended
	Aug. 29, 2011	Sep. 30, 2012		Dec. 31, 2011		Sep. 30, 2012 Debt Payable To 2038 [Member]	Dec. 31, 2011 Debt Payable To 2038 [Member]	Sep. 30, 2012 Industrial Revenue Bonds Payable To 2015 [Member]	Dec. 31, 2011 Industrial Revenue Bonds Payable To 2015 [Member]	Sep. 30, 2012 Maximum [Member] Debt Payable To 2038 [Member]	Dec. 31, 2011 Maximum [Member] Debt Payable To 2038 [Member]	Sep. 30, 2012 Minimum [Member] Debt Payable To 2038 [Member]	Dec. 31, 2011 Minimum [Member] Debt Payable To 2038 [Member]
Debt Instrument [Line Items]
Debt payable to 2038 at 2.6% to 8.8% in 2012 and 1.5% to 8.8% in 2011						$ 1,881,013	$ 2,268,668
Unsecured notes payable under revolving credit facilities		250,000		166,500
Debt service guaranty liability		74,075		74,075
Obligations under capital leases		21,000		21,000
Industrial revenue bonds payable to 2015 at 2.4%								1,331	1,594
Total		$ 2,227,419	[1]	$ 2,531,837	[1]
Debt maturity date	May 31, 2012					Dec. 31, 2038	Dec. 31, 2038	Nov. 04, 2015	Nov. 04, 2015
Debt instrument stated interest percentage								2.40%	2.40%	8.80%	8.80%	2.60%	1.50%

[1] * Consolidated Variable Interest Entities’ Assets and Liabilities included in the above balances (See Note 17):

XML

Fair Value Measurements (Tables)

9 Months Ended

Sep. 30, 2012

Fair Value Disclosures [Abstract]

Assets And Liabilities Measured On Recurring Basis

Assets and liabilities measured at fair value on a recurring basis as of September 30, 2012 and December 31, 2011, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):

	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value at September 30, 2012
Assets:
Investments in grantor trusts	$	16,480					$	16,480
Derivative instruments:
Interest rate contracts			$	10,852			10,852
Total	$	16,480	$	10,852	$	—	$	27,332
Liabilities:
Derivative instruments:
Interest rate contracts			$	827			$	827
Deferred compensation plan obligations	$	16,480					16,480
Total	$	16,480	$	827	$	—	$	17,307
	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value at December 31, 2011
Assets:
Investments in grantor trusts	$	14,693					$	14,693
Derivative instruments:
Interest rate contracts			$	10,816			10,816
Total	$	14,693	$	10,816	$	—	$	25,509
Liabilities:
Derivative instruments:
Interest rate contracts			$	674			$	674
Deferred compensation plan obligations	$	14,693					14,693
Total	$	14,693	$	674	$	—	$	15,367

Reconciliation Of Subordinate Tax Increment Revenue Bonds Using Significant Unobservable Inputs (Level 3)

A reconciliation of the outstanding balance of the subordinate tax increment revenue bonds using significant unobservable inputs (Level 3) is as follows (in thousands):

	Fair Value Measurements Using Significant Unobservable Inputs (Level 3)
Outstanding, January 1, 2011	$	10,700
Settlement of recalled bonds (1)	(10,700		)
Outstanding, December 31, 2011	$	—

_______________

(1) Settlement of recalled bonds represents the recall of previously issued subordinated tax increment revenue bonds that were available for sale and were replaced with held to maturity subordinated tax increment revenue bonds associated with the exchange transaction in April 2011.

Assets Measured On Nonrecurring Basis

Assets measured at fair value on a nonrecurring basis at September 30, 2012, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):

	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value		Total Gains (Losses) (1)
Property (2)					$	13,906	$	13,906	$	(2,897	)
Property held for sale (3)			$	39,131	10,675		49,806		(4,801		)
Investment in real estate joint ventures and partnerships (4)			24,231				24,231		(6,608		)
Total	$	—	$	63,362	$	24,581	$	87,943	$	(14,306	)

_______________

(1) Total gains (losses) exclude impairments on disposed assets because they are no longer held by us.

(2) In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $16.8 million was written down to a fair value of $13.9 million, resulting in a loss of $2.9 million, which was included in earnings for the nine month period. Management’s estimate of the fair value of these properties was determined using Level 3 inputs. See the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

(3) Property held for sale with a carrying amount of $53.8 million was written down to a fair value of $49.8 million less costs to sell of $0.8 million, resulting in a loss of $4.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the nine month period. Management’s estimate of the fair value of these properties was determined using bona fide purchase offers for the Level 2 inputs, and see the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

(4) Our net investment in real estate joint ventures and partnerships with a carrying amount of $30.8 million was written down to a fair value of $24.2 million, resulting in a loss of $6.6 million, which was included in earnings for the nine month period. Management’s estimate of the fair value of this investment was determined using the weighted average of the bona fide purchase offers received for the Level 2 inputs.

Assets measured at fair value on a nonrecurring basis at December 31, 2011, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):

	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value		Total Gains (Losses) (1)
Property (2)			$	389	$	98,207	$	98,596	$	(36,907	)
Property held for sale (3)			43,657		1,500		45,157		(13,799		)
Investment in real estate joint ventures and partnerships (4)					6,311		6,311		(1,752		)
Subordinate tax increment revenue bonds (5)					26,723		26,723		(18,737		)
Total	$	—	$	44,046	$	132,741	$	176,787	$	(71,195	)

_______________

(1) Total gains (losses) are reflected throughout 2011 and exclude impairments on disposed assets because they are no longer held by us.

(2) In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $135.5 million was written down to a fair value of $98.6 million, resulting in a loss of $36.9 million, which was included in earnings for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of an executed agreement for the Level 2 input and using third party broker valuations, bona fide purchase offers, cash flow models and discount rates ranging from 8% to 13% for the Level 3 inputs.

(3) Property held for sale with a carrying amount of $57.0 million was written down to a fair value of $45.2 million less costs to sell of $2.0 million, resulting in a loss of $13.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of executed agreements for the Level 2 inputs and a cash flow model using a discount rate of 10% for the Level 3 input.

(4) Our net investment in real estate joint ventures and partnerships with a carrying amount of $8.1 million was written down to a fair value of $6.3 million, resulting in a loss of $1.8 million, which was included in earnings for the twelve month period. Management’s estimate of the fair value of these investments was determined using the life and other terms of the investment, our partner’s financial condition, cash flow models and capitalization rates ranging from 7% to 9% for the Level 3 inputs.

(5) A net credit loss on the exchange of bonds of $18.7 million was recognized upon the recall and replacement of our investment in tax increment revenue bonds by the Agency in April 2011. The exchange transaction resulted in us receiving approximately $16.5 million in cash proceeds and $57.7 million in new subordinated bonds replacing the face value of our $51.3 million of senior bonds and $22.4 million of subordinate bonds, which had been previously written down to a fair value of $10.7 million. The carrying value of the $57.7 million subordinated bonds received in the exchange were written down to their fair value of $26.7 million, of which a loss of $11.7 million was previously recognized in December 2010. The net credit loss resulted as management did not expect to recover the par value of the bonds based upon changes in terms of the bonds and future sales tax revenue projections of the development project through their maturity. Management’s estimates of the fair value of these investments were determined using third-party sales revenue projections, future growth rates ranging from 1% to 4% and inflation rates ranging from 1% to 2% for the Level 3 inputs.

Schedule Of Fair Value Of Notes Receivable From Real Estate Joint Ventures And Partnerships

Schedule of the fair value of our notes is as follows (in thousands):

	September 30, 2012		December 31, 2011
Carrying value	$	90,385	$	149,204
Fair value, using significant unobservable inputs (Level 3)	93,257		153,532

Schedule Of Fair Value Of Tax Increment Revenue Bonds

Schedule of the fair value of our tax increment revenue bonds is as follows (in thousands):

	September 30, 2012		December 31, 2011
Carrying value	$	26,505	$	26,505
Fair value, using significant unobservable inputs (Level 3)	26,505		26,505

Reconciliation Of The Credit Loss Recognized On Tax Increment Revenue Bonds

A reconciliation of the credit loss recognized on our tax increment revenue bonds at September 30, 2012 is as follows (in thousands):

	Credit Loss  Recognized
Beginning balance, January 1, 2011	$	11,717
Additions	19,305
Ending balance, December 31, 2011	31,022
Additions	—
Ending Balance, September 30, 2012	$	31,022

Schedule Of Fair Value Of Debt

Schedule of the fair value of our debt is as follows (in thousands):

	September 30, 2012		December 31, 2011
Fixed-rate debt:
Carrying value	$	1,831,791	$	2,014,834
Fair value, using significant unobservable inputs (Level 3)	1,967,343		2,054,670
Variable-rate debt:
Carrying value	$	395,628	$	517,003
Fair value, using significant unobservable inputs (Level 3)	409,952		531,353

Quantitative Infromation About Level 3 Fair Value Measurements

The quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements as of September 30, 2012 reported in the above tables, is as follows:

Description	Fair Value at September 30, 2012		Valuation Technique	Unobservable Inputs	Range
					Minimum		Maximum
Property	$	13,906	Broker valuation estimate	Indicative bid (1)
			Bona fide purchase offers	Contract price (1)
			Discounted cash flows	Discount rate			10.0		%
				Capitalization rate	9.3	%	9.5		%
				Holding period (years)			1
				Expected future inflation rate (2)			3.0		%
				Market rent growth rate (2)			3.0		%
				Expense growth rate (2)			3.0		%
				Vacancy rate (2)			5.0		%
				Renewal rate (2)			75.0		%
				Average market rent rate (2)			$	10.52
				Average leasing cost per square foot (2)			$	16.50
Property held for sale	10,675		Broker valuation estimate	Indicative bid (1)
			Bona fide purchase offers	Contract price (1)
			Discounted cash flows	Discount rate			9.8		%
				Capitalization rate			10.5		%
				Holding period (years)			1
Notes receivable from real estate joint ventures and partnerships	93,257		Discounted cash flows	Discount rate			3.2		%
Tax increment revenue bonds	26,505		Discounted cash flows	Discount rate			7.5		%
				Expected future growth rate	1.0	%	4.0		%
				Expected future inflation rate	1.0	%	2.0		%
Fixed-rate debt	1,967,343		Discounted cash flows	Discount rate	1.2	%	6.0		%
Variable-rate debt	409,952		Discounted cash flows	Discount rate	1.4	%	5.0		%

_______________

(1) These fair values were developed by third parties, subject to our corroboration for reasonableness.

(2) Only applies to one property valuation.

XML

Summary Of Significant Accounting Policies (Tables)

9 Months Ended

Sep. 30, 2012

Accounting Policies [Abstract]

Schedule Of Restricted Deposits And Mortgage Escrows

Our restricted deposits and mortgage escrows consist of the following (in thousands):

	September 30, 2012		December 31, 2011
Restricted cash	$	4,262	$	3,169
Mortgage escrows	9,551		7,975
Total	$	13,813	$	11,144

Schedule Of Accumulated Other Comprehensive Loss

Our accumulated other comprehensive loss consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Derivatives	$	8,212	$	10,016
Retirement liability	17,727		17,727
Total	$	25,939	$	27,743

XML

Property (Tables)

9 Months Ended

Sep. 30, 2012

Real Estate [Abstract]

Schedule Of Property

Our property consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Land	$	873,448	$	918,627
Land held for development	123,615		124,528
Land under development	16,485		20,281
Buildings and improvements	3,314,307		3,557,173
Construction in-progress	64,173		67,917
Total	$	4,392,028	$	4,688,526

Schedule Of Capitalized Expenses

The following carrying charges were capitalized (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2012		2011		2012		2011
Interest	$	800	$	831	$	2,394	$	1,485
Real estate taxes	60		160		306		243
Total	$	860	$	991	$	2,700	$	1,728

XML

Condensed Consolidated Statements Of Equity (Parenthetical) (USD $)	9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011
Common dividend per share	$ 0.870	$ 0.825
6.75% Series D Preferred Shares [Member]
Preferred dividend per share	$ 37.97	$ 37.97
6.95% Series E Preferred Shares [Member]
Preferred dividend per share	$ 130.31	$ 130.31
6.5% Series F Preferred Shares [Member]
Preferred dividend per share	$ 121.88	$ 121.88

XML

Investment In Real Estate Joint Ventures And Partnerships (Tables)

9 Months Ended

Sep. 30, 2012

Equity Method Investments and Joint Ventures [Abstract]

Combined Condensed Balance Sheets

Combined condensed financial information of these ventures (at 100%) is summarized as follows (in thousands):

	September 30, 2012			December 31, 2011
Combined Condensed Balance Sheets
Assets
Property	$	1,769,303		$	2,108,745
Accumulated depreciation	(295,670		)	(296,496		)
Property, net	1,473,633			1,812,249
Other assets, net	166,697			173,130
Total Assets	$	1,640,330		$	1,985,379
Liabilities and Equity
Debt, net (primarily mortgages payable)	$	515,978		$	556,920
Amounts payable to Weingarten Realty Investors and affiliates	109,715			170,007
Other liabilities, net	43,638			41,907
Total Liabilities	669,331			768,834
Accumulated equity	970,999			1,216,545
Total Liabilities and Equity	$	1,640,330		$	1,985,379

Combined Condensed Statements Of Operations

	Three Months Ended September 30,					Nine Months Ended September 30,
	2012		2011			2012			2011
Combined Condensed Statements of Operations
Revenues, net	$	49,726	$	52,501		$	149,599		$	154,693
Expenses:
Depreciation and amortization	15,071		16,507			46,688			51,051
Interest, net	8,956		9,557			27,003			28,394
Operating	9,069		8,961			26,265			26,791
Real estate taxes, net	6,322		6,001			18,719			18,607
General and administrative	420		865			1,006			2,834
Provision for income taxes	81		85			249			286
Impairment loss	283		26,718			96,781			28,776
Total	40,202		68,694			216,711			156,739
Gain (loss) on sale of property	2,177		—			2,423			(21		)
Net income (loss)	$	11,701	$	(16,193	)	$	(64,689	)	$	(2,067	)

XML

Business Combinations Business Combinations (Transactions Related to Acquisitions) (Details) (USD $)	3 Months Ended			9 Months Ended
	Sep. 30, 2012		Sep. 30, 2011	Sep. 30, 2012		Sep. 30, 2011
Business Acquisition [Line Items]
Fair value of our equity interest before acquisition	$ 3,825,000			$ 3,825,000
Fair value of consideration transferred	218,481,000	[1]		218,481,000	[1]
Property	195,377,000			195,377,000
Unamortized debt and lease costs	36,787,000			36,787,000
Restricted deposits and mortgage escrows	395,000			395,000
Other, net	3,742,000			3,742,000
Debt, net	(46,923,000)	[2]		(46,923,000)	[2]
Accounts payable and accrued expenses	(2,250,000)			(2,250,000)
Other, net	(5,899,000)			(5,899,000)
Total net assets	181,229,000			181,229,000
Acquisition costs (included in operating expenses)	1,369,000			1,369,000
Gain on acquisition	1,869,000		0	1,869,000		0
Debt assumption	37,800,000			37,800,000
Debt previously recorded	$ 6,300,000			$ 6,300,000

[1] Includes assumption of debt totaling $37.8 million.

[2] Represents the fair value of debt, which includes $6.3 million that was previously recorded.

XML

Share Options And Awards (Tables)

9 Months Ended

Sep. 30, 2012

Disclosure of Compensation Related Costs, Share-based Payments [Abstract]

Fair Value Of Market-Based Share Awards Assumptions

The fair value of the market-based share awards was estimated on the date of grant using a Monte Carlo valuation model based on the following assumptions:

	Nine Months Ended September 30, 2012
	Minimum		Maximum
Dividend yield	0.0	%	4.4	%
Expected volatility	27.7	%	51.6	%
Expected life (in years)			3
Risk-free interest rate	0.1	%	0.4	%

Status Of Unvested Restricted Share Awards

A summary of the status of unvested restricted share awards for the nine months ended September 30, 2012 is as follows:

	Unvested Restricted Share Awards		Weighted Average  Grant Date Fair  Value
Outstanding, January 1, 2012	407,328		$	20.43
Granted:
Service-based awards	129,813		24.91
Market-based awards relative to FTSE NAREIT U.S. Shopping Center Index	57,650		26.45
Market-based awards relative to three-year absolute TSR	57,650		27.65
Trust manager awards	28,263		27.19
Vested	(144,398	)	21.56
Forfeited	(1,336	)	24.87
Outstanding, September 30, 2012	534,970		$	22.99

XML

Investment In Real Estate Joint Ventures And Partnerships (Combined Condensed Statements Of Operations) (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Investment In Real Estate Joint Ventures And Partnerships [Line Items]
Revenues, net	$ 129,545	$ 122,869	$ 372,214	$ 359,005
Expenses:
Depreciation and amortization	36,623	33,487	103,909	98,489
Interest, net	28,109	35,475	88,587	108,268
Operating	26,583	22,494	73,088	66,777
Real estate taxes, net	15,259	14,658	43,557	42,054
General and administrative	6,421	5,762	21,105	18,898
Provision for income taxes	733	471	462	(67)
Impairment loss	159	31,658	9,908	51,319
Total	85,045	108,059	251,567	277,537
Gain (loss) on sale of property	335	392	859	1,588
Net Income (Loss)	42,047	(35,958)	97,446	(15,831)
Unconsolidated Real Estate Joint Ventures [Member]
Investment In Real Estate Joint Ventures And Partnerships [Line Items]
Revenues, net	49,726	52,501	149,599	154,693
Expenses:
Depreciation and amortization	15,071	16,507	46,688	51,051
Interest, net	8,956	9,557	27,003	28,394
Operating	9,069	8,961	26,265	26,791
Real estate taxes, net	6,322	6,001	18,719	18,607
General and administrative	420	865	1,006	2,834
Provision for income taxes	81	85	249	286
Impairment loss	283	26,718	96,781	28,776
Total	40,202	68,694	216,711	156,739
Gain (loss) on sale of property	2,177	0	2,423	(21)
Net Income (Loss)	$ 11,701	$ (16,193)	$ (64,689)	$ (2,067)

XML

Share Options And Awards (Narrative) (Details) (USD $) In Millions, unless otherwise specified	9 Months Ended	12 Months Ended
	Sep. 30, 2012	Dec. 31, 2011
Restricted Stock [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Unrecognized compensation expense	$ 6.0	$ 5.0
Weighted average expected amortization period for unrecognized compensation cost	25 months	27 months
Market-Based Share Awards Relative To FTSE NAREIT U.S. Shopping Center Index [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Percentage allocation of market-based awards to period relative total shareholder return	50.00%
Market Based Awards Relative To Three Year Absolute Total Shareholder Return [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Percentage allocation of market-based awards to period relative total shareholder return	50.00%
Market-Based Share Awards [Member] | Restricted Stock [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Vesting period (years) share options and awards	3 years
Service-Based Share Awards [Member] | Restricted Stock [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Vesting period (years) share options and awards	3 years

XML

Condensed Consolidated Statements Of Operations And Comprehensive Income (Loss) (USD $) In Thousands, except Per Share data, unless otherwise specified	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Revenues:
Rentals, net	$ 126,406	$ 119,746	$ 363,770	$ 347,882
Other	3,139	3,123	8,444	11,123
Total	129,545	122,869	372,214	359,005
Expenses:
Depreciation and amortization	36,623	33,487	103,909	98,489
Operating	26,583	22,494	73,088	66,777
Real estate taxes, net	15,259	14,658	43,557	42,054
Impairment loss	159	31,658	9,908	51,319
General and administrative	6,421	5,762	21,105	18,898
Total	85,045	108,059	251,567	277,537
Operating Income	44,500	14,810	120,647	81,468
Interest Expense, net	(28,109)	(35,475)	(88,587)	(108,268)
Interest and Other Income (Loss), net	1,818	(494)	4,786	2,984
Gain on Sale of Real Estate Joint Venture and Partnership Interests	0	0	5,562	0
Equity in Earnings (Losses) of Real Estate Joint Ventures and Partnerships, net	4,905	(3,034)	(6,715)	3,942
Gain on Acquisition	1,869	0	1,869	0
(Provision) Benefit for Income Taxes	(733)	(471)	(462)	67
Income (Loss) from Continuing Operations	24,250	(24,664)	37,100	(19,807)
Operating Income (Loss) from Discontinued Operations	2,636	(12,272)	9,763	1,802
Gain on Sale of Property from Discontinued Operations	14,826	586	49,724	586
Income (Loss) from Discontinued Operations	17,462	(11,686)	59,487	2,388
Gain on Sale of Property	335	392	859	1,588
Net Income (Loss)	42,047	(35,958)	97,446	(15,831)
Less: Net (Income) Loss Attributable to Noncontrolling Interests	(1,774)	2,738	(4,557)	410
Net Income (Loss) Adjusted for Noncontrolling Interests	40,273	(33,220)	92,889	(15,421)
Dividends on Preferred Shares	(8,869)	(8,869)	(26,607)	(26,607)
Net Income (Loss) Attributable to Common Shareholders	31,404	(42,089)	66,282	(42,028)
Earnings Per Common Share - Basic:
Income (loss) from continuing operations attributable to common shareholders	$ 0.12	$ (0.25)	$ 0.06	$ (0.37)
Income (loss) from discontinued operations	$ 0.14	$ (0.10)	$ 0.49	$ 0.02
Net income (loss) attributable to common shareholders	$ 0.26	$ (0.35)	$ 0.55	$ (0.35)
Earnings Per Common Share - Diluted:
Income (loss) from continuing operations attributable to common shareholders	$ 0.12	$ (0.25)	$ 0.05	$ (0.37)
Income (loss) from discontinued operations	$ 0.14	$ (0.10)	$ 0.49	$ 0.02
Net income (loss) attributable to common shareholders	$ 0.26	$ (0.35)	$ 0.54	$ (0.35)
Comprehensive Income (Loss):
Net Income (Loss)	42,047	(35,958)	97,446	(15,831)
Net unrealized loss on derivatives	(49)	(542)	(181)	(832)
Amortization of loss on derivatives	664	654	1,985	1,892
Comprehensive Income (Loss)	42,662	(35,846)	99,250	(14,771)
Comprehensive (Income) Loss Attributable to Noncontrolling Interests	(1,774)	2,738	(4,557)	410
Comprehensive Income (Loss) Adjusted for Noncontrolling Interests	$ 40,888	$ (33,108)	$ 94,693	$ (14,361)

XML

Summary Of Significant Accounting Policies (Narrative) (Details)	9 Months Ended
	Sep. 30, 2012 segment foreign sqft
Summary Of Significant Accounting Policies [Line Items]
Date of establishment (year)	1948
Square footage of operating properties	59,800,000
Number of Foreign Operations	0
Number of Reportable Segments	1
Tenant Base [Member]
Summary Of Significant Accounting Policies [Line Items]
Concentration risk percentage	3.30%
Revenues, Segment [Member]
Summary Of Significant Accounting Policies [Line Items]
Concentration risk percentage	10.00%

XML

Condensed Consolidated Statements Of Cash Flows (Parenthetical) (USD $) In Thousands, unless otherwise specified	9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011
Capitalized interest paid	$ 2,394	$ 1,485

XML

Subsequent Events Subsequent Events (Narrative) (Details) (USD $)	9 Months Ended	12 Months Ended
	Sep. 30, 2012	Dec. 31, 2011
Subsequent Event [Line Items]
Medium-term Notes	$ 137,600,000
Medium-term Notes [Member]
Subsequent Event [Line Items]
Medium-term Notes	300,000,000
Debt Instrument, Interest Rate, Stated Percentage	3.38%
Debt maturity date	2022
Debt Instrument, Interest Rate, Effective Percentage	3.42%
Debt Instrument, Unamortized Discount Rate	99.62%
Proceeds from Issuance of Long-term Debt	296,900,000
3.95% Convertible Senior Unsecured Notes [Member]
Subsequent Event [Line Items]
Debt Instrument, Interest Rate, Stated Percentage	3.95%
Debt maturity date	2026
Convertible senior unsecured notes	54,100,000
Debt Redemption Date	Nov. 08, 2012
Unsecured Revolving Credit Facility [Member]
Subsequent Event [Line Items]
Maximum borrowing capacity under credit facility	500,000,000
6.95% Series E Preferred Shares [Member]
Subsequent Event [Line Items]
Preferred Shares of Beneficial Interest; dividend percentage	6.95%	6.95%
Preferred Shares of Beneficial Interest; liquidation preference	$ 72,500,000	$ 72,500,000
Preferred Shares of Beneficial Interest; redemption date	Nov. 21, 2012

XML

Debt (Principal Payments Of Debt) (Details) (USD $)	9 Months Ended
	Sep. 30, 2012
Debt Instrument [Line Items]
2012 remaining	$ 127,624,000	[1]
2013	315,520,000
2014	474,292,000
2015	275,999,000
2016	231,661,000
2017	142,096,000
2018	64,441,000
2019	153,724,000	[2]
2020	3,746,000
2021	2,763,000
Thereafter	64,470,000
Total	1,856,336,000
3.95% Convertible Senior Unsecured Notes [Member]
Debt Instrument [Line Items]
Convertible senior unsecured notes	54,100,000
Debt instrument stated interest percentage	3.95%
Debt maturity date	2026
Debt Redemption Date	Nov. 08, 2012
8.1% Senior Unsecured Notes [Member]
Debt Instrument [Line Items]
Senior unsecured notes	$ 100,000,000
Debt instrument stated interest percentage	8.10%
Debt maturity date	2019
Debt redemption date	September 2014

[1] Includes $54.1 million of our 3.95% convertible senior unsecured notes outstanding due 2026, which were called by us with a redemption date of November 8, 2012.

[2] Includes $100.0 million of our 8.1% senior unsecured notes due 2019 which may be redeemed by us at any time on or after September 2014 at our option.

XML

Noncontrolling Interests (Tables)

9 Months Ended

Sep. 30, 2012

Noncontrolling Interest [Abstract]

Effect Of Changes In Ownership Interest In Subsidiaries On Equity

The following table summarizes the effect of changes in our ownership interest in subsidiaries on the equity attributable to us as follows (in thousands):

	Nine Months Ended September 30,
	2012		2011
Net income (loss) adjusted for noncontrolling interests	$	92,889	$	(15,421	)
Transfers from the noncontrolling interests:
Net increase in equity for the acquisition of noncontrolling interests	—		1,668
Change from net income (loss) adjusted for noncontrolling interests and transfers from the noncontrolling interests	$	92,889	$	(13,753	)

XML

Noncontrolling Interests (Effect Of Changes In Ownership Interest In Subsidiaries On Equity)(Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Net income (loss) adjusted for noncontrolling interests	$ 40,273	$ (33,220)	$ 92,889	$ (15,421)
Net increase in equity for the acquisition of noncontrolling interests			0	1,668
Change from net income (loss) adjusted for noncontrolling interests and transfers from the noncontrolling interests			$ 92,889	$ (13,753)

XML

Employee Benefit Plans

9 Months Ended

Sep. 30, 2012

Compensation and Retirement Disclosure [Abstract]

Employee Benefit Plans

Employee Benefit Plans

We sponsor a noncontributory qualified retirement plan. Also in 2011, we sponsored a separate and independent defined nonqualified supplemental retirement plan for certain employees. The components of net periodic benefit cost for both plans are as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Service cost	$	266		$	789		$	1,048		$	2,720
Interest cost	319			725			1,257			2,615
Expected return on plan assets	(453		)	(405		)	(1,787		)	(1,630		)
Prior service cost	(24		)	(22		)	(94		)	(92		)
Recognized loss	317			151			1,251			613
Total	$	425		$	1,238		$	1,675		$	4,226

For the nine months ended September 30, 2012 and 2011, we contributed $2.5 million and $2.2 million, respectively, to the qualified retirement plan. Currently, we do not anticipate making any additional contributions to this plan during 2012.

XML

Impairment (Tables)

9 Months Ended

Sep. 30, 2012

Asset Impairment Charges [Abstract]

Summary Of Impairment Charges

The following impairment charges were recorded on the following assets based on the difference between the carrying amount of the assets and the estimated fair value (see Note 19 for additional fair value information) (in thousands):

	Three Months Ended September 30,					Nine Months Ended September 30,
	2012		2011			2012		2011
Continuing operations:
Land held for development and undeveloped land (1)	$	—	$	23,646		$	—	$	23,646
Property marketed for sale or sold (2)	159		6,538			3,300		7,462
Investments in real estate joint ventures and partnerships (3)	—		1,474			6,608		1,474
Tax increment revenue bonds (4)	—		—			—		18,737
Total reported in continuing operations	159		31,658			9,908		51,319
Discontinued operations:
Property held for sale or sold (5)	177		18,531			5,502		21,420
Total impairment charges	336		50,189			15,410		72,739
Other financial statement captions impacted by impairment:
Equity in losses of real estate joint ventures and partnerships, net	57		6,912			19,946		7,022
Net loss attributable to noncontrolling interests	—		(4,459		)	—		(4,459		)
Net impact of impairment charges	$	393	$	52,642		$	35,356	$	75,302

_______________

(1) Impairment was prompted by changes in management's plans for these properties, recent comparable market transactions and/or a change in market conditions.

(2) These charges resulted from changes in management’s plans for these properties, primarily the marketing of these properties for sale. Also included in this caption are impairments associated with dispositions that did not qualify to be reported in discontinued operations.

(3) Amounts reported in 2012 are based on third party offers to buy our interests in industrial real estate joint ventures.

(4) During 2011, the tax increment revenue bonds were remarketed by the Agency. All of the outstanding bonds were recalled, and new bonds were issued. We recorded an $18.7 million net credit loss on the exchange of bonds associated with our investment in the subordinated tax increment revenue bonds.

(5) Amounts reported in 2012 are based on third party offers.

XML

Commitments And Contingencies

9 Months Ended

Sep. 30, 2012

Commitments and Contingencies Disclosure [Abstract]

Commitments And Contingencies

Commitments and Contingencies

As of September 30, 2012, we participate in four real estate ventures structured as DownREIT partnerships that have properties in Arkansas, California, North Carolina, Texas and Utah. As a general partner, we have operating and financial control over these ventures and consolidate them in our consolidated financial statements. These ventures allow the outside limited partners to exchange their interest in the partnership for our common shares or an equivalent amount in cash. We may acquire any limited partnership interests that are put to the partnership, and we have the option to redeem the interest in cash or a fixed number of our common shares, at our discretion. We also participate in a real estate venture that has a property in Texas that allows its outside partner to put operating partnership units to us. We have the option to redeem these units in cash or a fixed number of our common shares, at our discretion. No common shares were issued in exchange for any of these interests during the nine months ended September 30, 2012 and 2011. The aggregate redemption value of these interests was approximately $44 million and $35 million as of September 30, 2012 and December 31, 2011, respectively.

We are subject to numerous federal, state and local environmental laws, ordinances and regulations in the areas where we own or operate properties. We are not aware of any contamination which may have been caused by us or any of our tenants that would have a material effect on our consolidated financial statements.

As part of our risk management activities, we have been accepted into state sponsored environmental programs which will limit our expenses if contaminants need to be remediated. We also have an environmental insurance policy that covers us against third party liabilities and remediation costs.

While we believe that we do not have any material exposure to environmental remediation costs, we cannot give absolute assurance that changes in the law or new discoveries of contamination will not result in additional liabilities to us.

During 2011, we filed a lawsuit against our joint venture partner in connection with a development project in Sheridan, Colorado for failure to perform on the joint venture’s past due intercompany note payable to us, which has been eliminated within our consolidated financial statements. We are also involved in a consolidated and two unconsolidated joint ventures with this partner. We are unable to determine the outcome of the lawsuit or its potential effects on our other joint ventures with this partner.

As of September 30, 2012, we have entered into commitments aggregating $60.1 million comprised principally of construction contracts which are generally due in 12 to 36 months.

We are also involved in various matters of litigation arising in the normal course of business. While we are unable to predict with certainty the amounts involved, our management and counsel are of the opinion that, when such litigation is resolved, any additional liability, if any, will not have a material effect on our consolidated financial statements.

XML

Discontinued Operations (Schedule Of Discontinued Operating Results) (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Discontinued Operations [Line Items]
Revenues, net	$ 4,915	$ 20,499	$ 36,938	$ 61,292
Depreciation and amortization	(318)	(6,784)	(6,391)	(20,344)
Operating expenses	(783)	(3,772)	(6,892)	(10,901)
Real estate taxes, net	(653)	(3,330)	(5,294)	(9,259)
Impairment loss	(177)	(18,531)	(5,502)	(21,420)
General and administrative	(216)	(15)	(2,177)	(47)
Interest expense, net	(132)	(339)	(617)	(1,716)
Gain on acquisition (see Note 18)	0	0	0	4,559
Provision for income taxes	0	0	(302)	(362)
Operating income (loss) from discontinued operations	2,636	(12,272)	9,763	1,802
Gain on sale of property from discontinued operations	14,826	586	49,724	586
Income (loss) from discontinued operations	$ 17,462	$ (11,686)	$ 59,487	$ 2,388

XML

Condensed Consolidated Statements Of Equity (USD $) In Thousands, unless otherwise specified		Total	Preferred Shares Of Beneficial Interest [Member]	Common Shares Of Beneficial Interest [Member]	Additional Paid-In Capital [Member]	Net Income Less Than Accumulated Dividends [Member]	Accumulated Other Comprehensive Loss [Member]	Noncontrolling Interests [Member]
Balance at Dec. 31, 2010		$ 1,980,257	$ 8	$ 3,630	$ 1,969,905	$ (151,780)	$ (21,774)	$ 180,268
Increase (Decrease) in Equity [Roll Forward]
Net Income (Loss)		(15,831)				(15,421)		(410)
Shares issued under benefit plans		8,747		11	8,736
Dividends declared - common shares	[1]	(99,638)				(99,638)
Dividends declared - preferred shares	[2]	(24,639)				(24,639)
Distributions to noncontrolling interests		(9,562)						(9,562)
Contributions from noncontrolling interests		3,717						3,717
Other comprehensive income		1,060					1,060
Other, net		(1,389)			3,477	(1,968)		(2,898)
Balance at Sep. 30, 2011		1,842,722	8	3,641	1,982,118	(293,446)	(20,714)	171,115
Balance at Dec. 31, 2011		1,823,582	8	3,641	1,983,978	(304,504)	(27,743)	168,202
Increase (Decrease) in Equity [Roll Forward]
Net Income (Loss)		97,446				92,889		4,557
Shares issued under benefit plans		11,503		17	11,486
Dividends declared - common shares	[1]	(105,466)				(105,466)
Dividends declared - preferred shares	[2]	(24,639)				(24,639)
Distributions to noncontrolling interests		(10,119)						(10,119)
Contributions from noncontrolling interests		2,123						2,123
Other comprehensive income		1,804					1,804
Other, net		617			1,766	(1,968)		819
Balance at Sep. 30, 2012		$ 1,796,851	$ 8	$ 3,658	$ 1,997,230	$ (343,688)	$ (25,939)	$ 165,582

[1] Common dividend per share was $0.870 and $0.825 for the nine months ended September 30, 2012 and 2011, respectively.

[2] Series D, E and F preferred dividend per share was $37.97, $130.31 and $121.88, respectively, for both the nine months ended September 30, 2012 and 2011.

XML

Condensed Consolidated Balance Sheets (USD $) In Thousands, unless otherwise specified	Sep. 30, 2012		Dec. 31, 2011
ASSETS
Property	$ 4,392,028		$ 4,688,526
Accumulated Depreciation	(1,013,294)		(1,059,531)
Property Held for Sale, net	73,404		73,241
Property, net	3,452,138	[1]	3,702,236	[1]
Investment in Real Estate Joint Ventures and Partnerships, net	300,471		341,608
Total	3,752,609		4,043,844
Notes Receivable from Real Estate Joint Ventures and Partnerships	90,385		149,204
Unamortized Debt and Lease Costs, net	138,718		115,191
Accrued Rent and Accounts Receivable (net of allowance for doubtful accounts of $11,693 in 2012 and $11,301 in 2011)	77,741	[1]	86,530	[1]
Cash and Cash Equivalents	19,089	[1]	13,642	[1]
Restricted Deposits and Mortgage Escrows	13,813		11,144
Other, net	170,304		168,671
Total Assets	4,262,659		4,588,226
LIABILITIES AND EQUITY
Debt, net	2,227,419	[1]	2,531,837	[1]
Accounts Payable and Accrued Expenses	117,956		124,888
Other, net	120,433		107,919
Total Liabilities	2,465,808		2,764,644
Commitments and Contingencies	0		0
Shareholders' Equity:
Common Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 275,000; shares issued and outstanding: 121,350 in 2012 and 120,844 in 2011	3,658		3,641
Additional Paid-In Capital	1,997,230		1,983,978
Net Income Less Than Accumulated Dividends	(343,688)		(304,504)
Accumulated Other Comprehensive Loss	(25,939)		(27,743)
Total Shareholders' Equity	1,631,269		1,655,380
Noncontrolling Interests	165,582		168,202
Total Equity	1,796,851		1,823,582
Total Liabilities and Equity	4,262,659		4,588,226
* Consolidated Variable Interest Entities' Assets and Liabilities included in the above balances (See Note 17):
Property, net	226,235		230,159
Accrued Rent and Accounts Receivable, net	8,664		8,564
Cash and Cash Equivalents	10,309		11,382
Debt, net	277,156		279,301
6.75% Series D Preferred Shares [Member]
Shareholders' Equity:
Preferred Shares of Beneficial Interest; value	3		3
6.95% Series E Preferred Shares [Member]
Shareholders' Equity:
Preferred Shares of Beneficial Interest; value	1		1
6.5% Series F Preferred Shares [Member]
Shareholders' Equity:
Preferred Shares of Beneficial Interest; value	$ 4		$ 4

[1] * Consolidated Variable Interest Entities’ Assets and Liabilities included in the above balances (See Note 17):

XML

Impairment

9 Months Ended

Sep. 30, 2012

Asset Impairment Charges [Abstract]

Impairment

Impairment

The following impairment charges were recorded on the following assets based on the difference between the carrying amount of the assets and the estimated fair value (see Note 19 for additional fair value information) (in thousands):

	Three Months Ended September 30,					Nine Months Ended September 30,
	2012		2011			2012		2011
Continuing operations:
Land held for development and undeveloped land (1)	$	—	$	23,646		$	—	$	23,646
Property marketed for sale or sold (2)	159		6,538			3,300		7,462
Investments in real estate joint ventures and partnerships (3)	—		1,474			6,608		1,474
Tax increment revenue bonds (4)	—		—			—		18,737
Total reported in continuing operations	159		31,658			9,908		51,319
Discontinued operations:
Property held for sale or sold (5)	177		18,531			5,502		21,420
Total impairment charges	336		50,189			15,410		72,739
Other financial statement captions impacted by impairment:
Equity in losses of real estate joint ventures and partnerships, net	57		6,912			19,946		7,022
Net loss attributable to noncontrolling interests	—		(4,459		)	—		(4,459		)
Net impact of impairment charges	$	393	$	52,642		$	35,356	$	75,302

_______________

(1) Impairment was prompted by changes in management's plans for these properties, recent comparable market transactions and/or a change in market conditions.

(2) These charges resulted from changes in management’s plans for these properties, primarily the marketing of these properties for sale. Also included in this caption are impairments associated with dispositions that did not qualify to be reported in discontinued operations.

(3) Amounts reported in 2012 are based on third party offers to buy our interests in industrial real estate joint ventures.

(4) During 2011, the tax increment revenue bonds were remarketed by the Agency. All of the outstanding bonds were recalled, and new bonds were issued. We recorded an $18.7 million net credit loss on the exchange of bonds associated with our investment in the subordinated tax increment revenue bonds.

(5) Amounts reported in 2012 are based on third party offers.

XML

Fair Value Measurements Fair Value Measurements (Quantitative Information About Level 3 Fair Value Measurements) (Details) (USD $)																			12 Months Ended						9 Months Ended
	Sep. 30, 2012 Impaired Property [Member]		Dec. 31, 2011 Impaired Property [Member]		Sep. 30, 2012 Impaired Property Held For Sale [Member]		Dec. 31, 2011 Impaired Property Held For Sale [Member]		Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Fixed-Rate Debt [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Fixed-Rate Debt [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Variable-Rate Debt [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Variable-Rate Debt [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Impaired Property [Member]		Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Property [Member]		Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Property [Member] Minimum [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Property [Member] Maximum [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Property Held For Sale [Member]		Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Impaired Property Held For Sale [Member]		Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Fixed-Rate Debt [Member] Minimum [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Fixed-Rate Debt [Member] Maximum [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Variable-Rate Debt [Member] Minimum [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Variable-Rate Debt [Member] Maximum [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Notes Receivable From Real Estate Joint Ventures And Partnerships [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Tax Increment Revenue Bonds [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Tax Increment Revenue Bonds [Member] Minimum [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Tax Increment Revenue Bonds [Member] Maximum [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Impaired Property [Member] Y		Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Impaired Property [Member] Minimum [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Impaired Property [Member] Maximum [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Discounted Cash Flows [Member] Impaired Property Held For Sale [Member] Y
Fair Value Inputs, Quantitative Information [Line Items]
Property	$ 13,906,000	[1]	$ 98,596,000	[2]											$ 13,906,000	[1]	$ 98,207,000	[2]
Property held for sale					49,806,000	[3]	45,157,000	[4]													1,500,000	[4]	10,675,000	[3]
Notes receivable from real estae joint ventures and partnerships fair value									93,257,000	153,532,000
Investments									26,505,000	26,505,000
Debt fair value											1,967,343,000	2,054,670,000	409,952,000	531,353,000
Assumption For Fair Value Discount Rate																			8.00%	13.00%	10.00%				1.20%	6.00%	1.40%	5.00%	3.20%	7.50%			10.00%				9.80%
Assumption For Fair Value Market Capitalization Rate																																			9.30%	9.50%	10.50%
Assumption For Fair Value Holding Period (Years)																																	1				1
Assumption For Fair Value Expected Future Growth Rate																															1.00%	4.00%
Assumption For Fair Value Expected Inflation Rate																															1.00%	2.00%	3.00%	[5]
Assumption For Fair Value Market Rent Growth Rate																																	3.00%	[5]
Assumption For Fair Value Expense Growth Rate																																	3.00%	[5]
Assumption For Fair Value Vacancy Rate																																	5.00%	[5]
Assumption For Fair Value Renewal Rate																																	75.00%	[5]
Assumption For Fair Value Market Rent Rate																																	10.52	[5]
Assumption For Fair Value Leasing Costs Per Square Foot																																	$ 16.50	[5]

[1] In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $16.8 million was written down to a fair value of $13.9 million, resulting in a loss of $2.9 million, which was included in earnings for the nine month period. Management’s estimate of the fair value of these properties was determined using Level 3 inputs. See the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

[2] In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $135.5 million was written down to a fair value of $98.6 million, resulting in a loss of $36.9 million, which was included in earnings for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of an executed agreement for the Level 2 input and using third party broker valuations, bona fide purchase offers, cash flow models and discount rates ranging from 8% to 13% for the Level 3 inputs.

[3] Property held for sale with a carrying amount of $53.8 million was written down to a fair value of $49.8 million less costs to sell of $0.8 million, resulting in a loss of $4.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the nine month period. Management’s estimate of the fair value of these properties was determined using bona fide purchase offers for the Level 2 inputs, and see the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

[4] Property held for sale with a carrying amount of $57.0 million was written down to a fair value of $45.2 million less costs to sell of $2.0 million, resulting in a loss of $13.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of executed agreements for the Level 2 inputs and a cash flow model using a discount rate of 10% for the Level 3 input.

[5] Only applies to one property valuation.

XML

Fair Value Measurements (Reconciliation Of The Credit Loss Recognized On Tax Increment Revenue Bonds) (Details) (USD $) In Thousands, unless otherwise specified	9 Months Ended	12 Months Ended
	Sep. 30, 2012	Dec. 31, 2011
Other than Temporary Impairment, Credit Losses Recognized in Earnings [Roll Forward]
Beginning balance	$ 31,022	$ 11,717
Additions	0	19,305
Ending balance	$ 31,022	$ 31,022

XML

Document And Entity Information	9 Months Ended
	Sep. 30, 2012	Oct. 31, 2012
Document Information [Line Items]
Document Type	10-Q
Amendment Flag	false
Document Period End Date	Sep. 30, 2012
Document Fiscal Period Focus	Q3
Document Fiscal Year Focus	2012
Entity Registrant Name	WEINGARTEN REALTY INVESTORS /TX/
Entity Central Index Key	0000828916
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock, Shares Outstanding		121,353,869

XML

Discontinued Operations

9 Months Ended

Sep. 30, 2012

Discontinued Operations and Disposal Groups [Abstract]

Discontinued Operations

Discontinued Operations

For the nine months ended September 30, 2012, we sold 21 shopping centers, 53 industrial properties, and we assigned a 75% consolidated joint venture interest to our partner. Of these dispositions, 52 were located in Texas, six each in Georgia and Florida, two each in Louisiana, North Carolina and Virginia and one each in Arizona, Kansas, Maine, Oklahoma and Tennessee. We classified six shopping centers, of which three are located in Texas and one each in Arizona, North Carolina and Illinois, as held for sale. As part of these 2012 dispositions, we sold in May 2012 a portfolio of 52 wholly-owned industrial properties in order to exit the industrial real estate market and further align and strengthen our position solely as a retail REIT. As of September 30, 2012, the six properties classified as held for sale consisted of property and accumulated depreciation totaling $94.5 million and $21.1 million, respectively.

During 2011, we sold three industrial properties, of which two were located in Georgia and one in Texas, and eight shopping centers, of which five were located in Texas and one each in Florida, Kansas and North Carolina. As of December 31, 2011, we classified as held for sale seven shopping centers with a net book value of $73.2 million, of which three were located in Texas and one each in Arizona, Florida, Illinois and North Carolina.

Included in the Condensed Consolidated Balance Sheet at December 31, 2011 were $660.6 million of property and $155.8 million of accumulated depreciation related to retail and industrial properties that were either sold during 2012 or classified as held for sale as of September 30, 2012.

The operating results of these properties, which includes the six properties held for sale, have been reclassified and reported as discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Revenues, net	$	4,915		$	20,499		$	36,938		$	61,292
Depreciation and amortization	(318		)	(6,784		)	(6,391		)	(20,344		)
Operating expenses	(783		)	(3,772		)	(6,892		)	(10,901		)
Real estate taxes, net	(653		)	(3,330		)	(5,294		)	(9,259		)
Impairment loss	(177		)	(18,531		)	(5,502		)	(21,420		)
General and administrative	(216		)	(15		)	(2,177		)	(47		)
Interest expense, net	(132		)	(339		)	(617		)	(1,716		)
Gain on acquisition (see Note 18)	—			—			—			4,559
Provision for income taxes	—			—			(302		)	(362		)
Operating income (loss) from discontinued operations	2,636			(12,272		)	9,763			1,802
Gain on sale of property from discontinued operations	14,826			586			49,724			586
Income (loss) from discontinued operations	$	17,462		$	(11,686	)	$	59,487		$	2,388

We do not allocate other consolidated interest to discontinued operations because the interest savings to be realized from the proceeds of the sale of these operations is not material.

XML

Variable Interest Entities (Summary Of Unconsoldiated Variable Interest Entities) (Details) (Unconsolidated Variable Interest Entities [Member], USD $) In Thousands, unless otherwise specified	Sep. 30, 2012		Dec. 31, 2011
Unconsolidated Variable Interest Entities [Member]
Variable Interest Entity [Line Items]
Investment in Real Estate Joint Ventures and Partnerships, net	$ 29,498	[1]	$ 30,377	[1]
Maximum Risk of Loss	$ 33,256	[2]	$ 75,274	[2]

[1] The carrying amount of the investments represents our contributions to the real estate joint ventures net of any distributions made and our portion of the equity in earnings of the joint ventures.

[2] The maximum risk of loss has been determined to be limited to our debt exposure for each real estate joint venture.

XML

Fair Value Measurements (Schedule Of Fair Value Of Tax Increment Revenue Bonds) (Details) (USD $) In Thousands, unless otherwise specified	Sep. 30, 2012	Dec. 31, 2011
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Carrying value	$ 26,505	$ 26,505
Significant Unobservable Inputs (Level 3) [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair value	$ 26,505	$ 26,505

XML

Condensed Consolidated Balance Sheets (Parenthetical) (USD $) In Thousands, except Share data, unless otherwise specified	9 Months Ended	12 Months Ended
	Sep. 30, 2012	Dec. 31, 2011
ASSETS
Allowance for doubtful accounts	$ 11,693	$ 11,301
Preferred Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 10,000
Preferred Shares of Beneficial Interest; par value per share	$ 0.03	$ 0.03
Preferred Shares of Beneficial Interest; shares authorized	10,000,000	10,000,000
Common Shares of Beneficial Interest; par value per share	$ 0.03	$ 0.03
Common Shares of Beneficial Interest; shares authorized	275,000,000	275,000,000
Common Shares of Beneficial Interest; shares issued	121,350,000	120,844,000
Common Shares of Beneficial Interest; shares outstanding	121,350,000	120,844,000
6.75% Series D Preferred Shares [Member]
Preferred Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 10,000
Preferred Shares of Beneficial Interest; shares issued	100,000	100,000
Preferred Shares of Beneficial Interest; shares outstanding	100,000	100,000
Preferred Shares of Beneficial Interest; liquidation preference	75,000	75,000
Preferred Shares of Beneficial Interest; dividend percentage	6.75%	6.75%
6.95% Series E Preferred Shares [Member]
Preferred Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 10,000
Preferred Shares of Beneficial Interest; shares issued	29,000	29,000
Preferred Shares of Beneficial Interest; shares outstanding	29,000	29,000
Preferred Shares of Beneficial Interest; liquidation preference	72,500	72,500
Preferred Shares of Beneficial Interest; dividend percentage	6.95%	6.95%
6.5% Series F Preferred Shares [Member]
Preferred Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 10,000
Preferred Shares of Beneficial Interest; shares issued	140,000	140,000
Preferred Shares of Beneficial Interest; shares outstanding	140,000	140,000
Preferred Shares of Beneficial Interest; liquidation preference	$ 350,000	$ 350,000
Preferred Shares of Beneficial Interest; dividend percentage	6.50%	6.50%

XML

Investment In Real Estate Joint Ventures And Partnerships

9 Months Ended

Sep. 30, 2012

Equity Method Investments and Joint Ventures [Abstract]

Investment In Real Estate Joint Ventures And Partnerships

Investment in Real Estate Joint Ventures and Partnerships

We own interests in real estate joint ventures or limited partnerships and have tenancy-in-common interests in which we exercise significant influence, but do not have financial and operating control. We account for these investments using the equity method, and our interests range from 10% to 75% for the 2012 periods presented and 7.8% to 75% for the 2011 periods presented. Combined condensed financial information of these ventures (at 100%) is summarized as follows (in thousands):

	September 30, 2012			December 31, 2011
Combined Condensed Balance Sheets
Assets
Property	$	1,769,303		$	2,108,745
Accumulated depreciation	(295,670		)	(296,496		)
Property, net	1,473,633			1,812,249
Other assets, net	166,697			173,130
Total Assets	$	1,640,330		$	1,985,379
Liabilities and Equity
Debt, net (primarily mortgages payable)	$	515,978		$	556,920
Amounts payable to Weingarten Realty Investors and affiliates	109,715			170,007
Other liabilities, net	43,638			41,907
Total Liabilities	669,331			768,834
Accumulated equity	970,999			1,216,545
Total Liabilities and Equity	$	1,640,330		$	1,985,379

	Three Months Ended September 30,					Nine Months Ended September 30,
	2012		2011			2012			2011
Combined Condensed Statements of Operations
Revenues, net	$	49,726	$	52,501		$	149,599		$	154,693
Expenses:
Depreciation and amortization	15,071		16,507			46,688			51,051
Interest, net	8,956		9,557			27,003			28,394
Operating	9,069		8,961			26,265			26,791
Real estate taxes, net	6,322		6,001			18,719			18,607
General and administrative	420		865			1,006			2,834
Provision for income taxes	81		85			249			286
Impairment loss	283		26,718			96,781			28,776
Total	40,202		68,694			216,711			156,739
Gain (loss) on sale of property	2,177		—			2,423			(21		)
Net income (loss)	$	11,701	$	(16,193	)	$	(64,689	)	$	(2,067	)

Our investment in real estate joint ventures and partnerships, as reported in our Condensed Consolidated Balance Sheets, differs from our proportionate share of the entities' underlying net assets due to basis differences, which arose upon the transfer of certain assets to the joint ventures. The net basis differences, which totaled $2.7 million and $7.5 million at September 30, 2012 and December 31, 2011, respectively, are generally amortized over the useful lives of the related assets.

During 2012, our real estate joint ventures and partnerships determined that the carrying amount of certain properties was not recoverable and that the properties should be written down to fair value. For the three and nine months ended September 30, 2012, our unconsolidated real estate joint ventures and partnerships recorded an impairment charge of $0.3 million and $96.8 million, respectively, on various properties that are either marketed for sale or have been sold. For the three and nine months ended September 30, 2011, our unconsolidated real estate joint ventures and partnerships recorded an impairment charge of $26.7 million and $28.8 million, respectively.

Fees earned by us for the management of these real estate joint ventures and partnerships totaled $1.5 million for both the three months ended September 30, 2012 and 2011, and $4.8 million and $4.6 million for the nine months ended September 30, 2012 and 2011, respectively.

In August 2012, we acquired a partner's 79.6% interest in an unconsolidated tenancy-in-common arrangement for approximately $29.6 million that we had previously accounted for under the equity method and includes the assumption of debt of $24.5 million. This transaction resulted in the consolidation of the property in our consolidated financial statements.

In February 2012, we sold a 47.8% unconsolidated joint venture interest in a Colorado development project to our partner with gross sales proceeds totaling $29.1 million, which includes the assumption of our share of debt, generating a gain of $3.5 million.

In April 2011, we acquired a 50%-owned unconsolidated real estate joint venture interest in three shopping centers for approximately $11.6 million. We also acquired our partner’s 50% unconsolidated joint venture interest in a Florida development property that we had previously accounted for under the equity method. This transaction resulted in the consolidation of the property in our consolidated financial statements.

XML

Property

9 Months Ended

Sep. 30, 2012

Real Estate [Abstract]

Property

Property

Our property consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Land	$	873,448	$	918,627
Land held for development	123,615		124,528
Land under development	16,485		20,281
Buildings and improvements	3,314,307		3,557,173
Construction in-progress	64,173		67,917
Total	$	4,392,028	$	4,688,526

The following carrying charges were capitalized (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2012		2011		2012		2011
Interest	$	800	$	831	$	2,394	$	1,485
Real estate taxes	60		160		306		243
Total	$	860	$	991	$	2,700	$	1,728

During the nine months ended September 30, 2012, we acquired four shopping centers and other retail property for approximately $232.3 million, which includes the acquisition of a partner's 79.6% interest in an unconsolidated tenancy-in-common arrangement.

During the nine months ended September 30, 2012, we sold 21 shopping centers, 53 industrial properties and other retail property. We also assigned a 75% consolidated joint venture interest to a partner. Aggregate gross sales proceeds, including the assumption of debt by the buyer, from these transactions totaled $509.8 million and generated gains of $50.5 million.

Also, property before accumulated depreciation for six properties totaling $94.5 million and seven properties totaling $94.8 million have been classified as held for sale as of September 30, 2012 and December 31, 2011, respectively. See Note 10 for additional information.

XML

Related Parties

9 Months Ended

Sep. 30, 2012

Related Party Transactions [Abstract]

Related Parties

Related Parties

Through our management activities and transactions with our real estate joint ventures and partnerships, we had net accounts receivable of $1.7 million and $2.2 million outstanding as of September 30, 2012 and December 31, 2011, respectively. We also had accounts payable and accrued expenses of $6.3 million and $8.2 million outstanding as of September 30, 2012 and December 31, 2011, respectively. For both the three months ended September 30, 2012 and 2011, we recorded joint venture fee income of $1.5 million. For the nine months ended September 30, 2012 and 2011, we recorded joint venture fee income of $4.8 million and $4.6 million, respectively.

In February 2012, we sold our 47.8% unconsolidated joint venture interest in a Colorado development project to our partner with gross sales proceeds totaling $29.1 million, which includes the assumption of our share of debt, generating a gain of $3.5 million.

XML

Cash Flow Information

9 Months Ended

Sep. 30, 2012

Supplemental Cash Flow Elements [Abstract]

Cash Flow Information

Cash Flow Information

Non-cash investing and financing activities are summarized as follows (in thousands):

	Nine Months Ended September 30,
	2012			2011
Accrued property construction costs	$	7,454		$	11,460
Increase in equity for the acquisition of noncontrolling interests in consolidated real estate joint ventures	—			1,668
Reduction of debt service guaranty liability	—			(22,925		)
Property acquisitions and investments in unconsolidated real estate joint ventures:
Increase in debt, net	40,644			24,383
Increase (decrease) in property, net	16,665			(3,812		)
Increase in security deposits	1,332			22
Increase in restricted deposits and mortgage escrows	395			—
Increase in noncontrolling interests	968			—
Decrease in real estate joint ventures and partnerships - investments	(3,825		)	(153		)
Sale of property and property interest:
Decrease in debt, net due to debt assumption	(3,366		)	—
Decrease in restricted deposits and mortgage escrows	(204		)	—
Decrease in property, net	(2,855		)	—
Decrease in real estate joint ventures and partnerships - investments	(95		)	—
Decrease in noncontrolling interests	(95		)	—
Decrease in security deposits	(11		)	—
Consolidation of joint ventures (see Note 18):
Decrease in notes receivable from real estate joint ventures and partnerships	—			(21,872		)
Increase in property, net	—			32,307
Decrease in real estate joint ventures and partnerships - investments	—			(10,092		)

XML

Business Combinations Business Combinations (Schedule Of Impact To Revenues And Net Income) (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended	9 Months Ended
	Sep. 30, 2012	Sep. 30, 2012
Business Acquisition [Line Items]
Increase in revenues	$ 4,006	$ 4,248
Increase in net income attributable to common shareholders	$ 245	$ 387

XML

Derivatives And Hedging

9 Months Ended

Sep. 30, 2012

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivatives And Hedging

Derivatives and Hedging

The fair value of all our interest rate contracts is reported as follows (in thousands):

	Assets			Liabilities
	Balance Sheet Location	Amount		Balance Sheet Location	Amount
Designated Hedges:
September 30, 2012	Other Assets, net	$	10,852	Other Liabilities, net	$	827
December 31, 2011	Other Assets, net	10,816		Other Liabilities, net	674

Cash Flow Hedges:

As of September 30, 2012 and December 31, 2011, we had three active interest rate contracts designated as cash flow hedges with an aggregate notional amount of $26.6 million and $27.1 million, respectively. These contracts have maturities through September 2017 and either fix or cap interest rates ranging from 2.3% to 5.0%. We have determined that these contracts are highly effective in offsetting future variable interest cash flows.

As of September 30, 2012 and December 31, 2011, the balance in accumulated other comprehensive loss relating to cash flow interest rate contracts was $8.2 million and $10.0 million, respectively, and will be reclassified to net interest expense as interest payments are made on our fixed-rate debt. Within the next 12 months, approximately $2.9 million of the balance in accumulated other comprehensive loss is expected to be amortized to net interest expense related to settled interest rate contracts.

A summary of cash flow interest rate contract hedging activity is as follows (in thousands):

Derivatives Hedging Relationships	Amount of Gain (Loss)  Recognized in Other Comprehensive Income on Derivative  (Effective Portion)		Location of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income	Amount of Gain (Loss)  Reclassified from Accumulated Other Comprehensive Loss into Income (Effective Portion)			Location of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount  Excluded from Effectiveness Testing)	Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
Three Months Ended September 30, 2012	$	49	Interest expense, net	$	(664	)	Interest expense, net	$	—
Nine Months Ended September 30, 2012	181		Interest expense, net	(1,985		)	Interest expense, net	—
Three Months Ended September 30, 2011	542		Interest expense, net	(654		)	Interest expense, net	—
Nine Months Ended September 30, 2011	844		Interest expense, net	(1,892		)	Interest expense, net	(12		)

Fair Value Hedges:

As of September 30, 2012 and December 31, 2011, we had four interest rate contracts, maturing through October 2017, with an aggregate notional amount of $118.4 million and $119.3 million, respectively, that were designated as fair value hedges and convert fixed interest payments at rates from 4.2% to 7.5% to variable interest payments ranging from 0.4% to 4.3% and 0.5% to 4.4%, respectively. We have determined that our fair value hedges are highly effective in limiting our risk of changes in the fair value of fixed-rate notes attributable to changes in interest rates.

A summary of the changes in fair value of our interest rate contracts is as follows (in thousands):

	Gain (Loss)  on Contracts		Gain (Loss)  on Borrowings			Gain (Loss) Recognized  in Income
Three Months Ended September 30, 2012
Interest expense, net	$	3	$	(3	)	$	—
Nine Months Ended September 30, 2012
Interest expense, net	64		(64		)	—
Three Months Ended September 30, 2011
Interest expense, net	3,562		(3,562		)	—
Nine Months Ended September 30, 2011
Interest expense, net	4,056		(4,056		)	—

A summary of our fair value interest rate contract hedges impact on net income is as follows (in thousands):

Derivatives Hedging Relationships	Location of Gain (Loss) Recognized in Income on Derivative	Amount of Gain  (Loss) Recognized in Income on Derivative		Location of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount  Excluded from Effectiveness Testing)	Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
Three Months Ended September 30, 2012	Interest expense, net	$	1,004	Interest expense, net	$	—
Nine Months Ended September 30, 2012	Interest expense, net	3,065		Interest expense, net	—
Three Months Ended September 30, 2011	Interest expense, net	4,577		Interest expense, net	—
Nine Months Ended September 30, 2011	Interest expense, net	7,149		Interest expense, net	—

XML

Derivatives And Hedging (Narrative) (Details) (USD $)	9 Months Ended	12 Months Ended
	Sep. 30, 2012 contracts	Dec. 31, 2011 contracts
Derivative [Line Items]
Accumulated loss from derivative instruments	$ 8,212,000	$ 10,016,000
Interest Rate Contracts [Member] | Cash Flow Hedges [Member]
Derivative [Line Items]
Number of active interest rate contracts held	3	3
Notional amount of interest rate cash flow hedge derivatives	26,600,000	27,100,000
Interest rate contracts maturities through	September 2017	September 2017
Derivative, lower fixed interest rate range	2.30%	2.30%
Derivative, higher fixed interest rate range	5.00%	5.00%
Cash flow hedge gain (loss) to be amortized within 12 months	(2,900,000)
Interest Rate Contracts [Member] | Fair Value Hedges [Member]
Derivative [Line Items]
Number of active interest rate contracts held	4	4
Notional amount of interest rate fair value hedge derivatives	$ 118,400,000	$ 119,300,000
Interest rate contracts maturities through	October 2017	October 2017
Derivative, lower fixed interest rate range	4.20%	4.20%
Derivative, higher fixed interest rate range	7.50%	7.50%
Derivative, lower variable interest rate range	0.40%	0.50%
Derivative, higher variable interest rate range	4.30%	4.40%

XML

Notes Receivable From Real Estate Joint Ventures And Partnerships

9 Months Ended

Sep. 30, 2012

Accounts, Notes, Loans and Financing Receivable, Gross, Allowance, and Net [Abstract]

Notes Receivable From Real Estate Joint Ventures And Partnerships

Notes Receivable from Real Estate Joint Ventures and Partnerships

We have ownership interests in a number of real estate joint ventures and partnerships. Notes receivable from these entities bear interest ranging from approximately 2.9% to 16.0% at September 30, 2012 and 2.8% to 10.0% at December 31, 2011. These notes are due at various dates through 2014 and are generally secured by underlying real estate assets.

We believe these notes are fully collectible, and no allowance has been recorded. Interest income recognized on these notes was $.8 million for both the three months ended September 30, 2012 and 2011, and $2.2 million and $2.5 million for the nine months ended September 30, 2012 and 2011, respectively.

In February 2012, we received $59.2 million in payment of our notes receivable from real estate joint ventures and partnerships, in conjunction with the sale of our interest in an unconsolidated real estate joint venture. See Note 15 for additional information.

In April 2011, we eliminated $21.9 million of our notes receivable from real estate joint ventures and partnerships upon the purchase of our partner’s 50% unconsolidated joint venture interest in a Florida development property.

XML

Debt

9 Months Ended

Sep. 30, 2012

Debt Disclosure [Abstract]

Debt

Debt

Our debt consists of the following (in thousands):

	September 30, 2012		December 31, 2011
Debt payable to 2038 at 2.6% to 8.8% in 2012 and 1.5% to 8.8% in 2011	$	1,881,013	$	2,268,668
Unsecured notes payable under revolving credit facilities	250,000		166,500
Debt service guaranty liability	74,075		74,075
Obligations under capital leases	21,000		21,000
Industrial revenue bonds payable to 2015 at 2.4%	1,331		1,594
Total	$	2,227,419	$	2,531,837

The grouping of total debt between fixed and variable-rate as well as between secured and unsecured is summarized below (in thousands):

	September 30, 2012		December 31, 2011
As to interest rate (including the effects of interest rate contracts):
Fixed-rate debt	$	1,831,791	$	2,014,834
Variable-rate debt	395,628		517,003
Total	$	2,227,419	$	2,531,837
As to collateralization:
Unsecured debt	$	1,254,804	$	1,510,932
Secured debt	972,615		1,020,905
Total	$	2,227,419	$	2,531,837

Effective September 30, 2011, we entered into an amended and restated $500 million unsecured revolving credit facility. The facility expires in September 2015 and provides for a one-year extension upon our request and borrowing rates that float at a margin over LIBOR plus a facility fee. The borrowing margin and facility fee, which are priced off a grid that is tied to our senior unsecured credit ratings, are currently 125 and 25 basis points, respectively. The facility also contains a competitive bid feature that will allow us to request bids for up to $250 million. Additionally, an accordion feature allows us to increase the facility amount up to $700 million.

Effective May 2010, we entered into an agreement with a bank for an unsecured and uncommitted overnight facility totaling $99 million that we intend to maintain for cash management purposes. The facility provides for fixed interest rate loans at a 30 day LIBOR rate plus a borrowing margin based on market liquidity.

The following table discloses certain information regarding our unsecured notes payable under our revolving credit facilities (in thousands, except percentages):

	September 30, 2012			December 31, 2011
Unsecured revolving credit facility:
Balance outstanding	$	250,000		$	145,000
Available balance	247,571			351,571
Letter of credit outstanding under facility	2,429			3,429
Variable interest rate (excluding facility fee)	1.2		%	1.3		%
Unsecured and uncommitted overnight facility:
Balance outstanding	$	—		$	21,500
Variable interest rate	—		%	1.5		%
Both facilities:
Maximum balance outstanding during the year	$	303,100		$	330,700
Weighted average balance	194,410			151,814
Year-to-date weighted average interest rate (excluding facility fee)	1.3		%	1.5		%

Related to a development project in Sheridan, Colorado, we have provided a guaranty for the payment of any debt service shortfalls until a coverage rate of 1.4x is met on tax increment revenue bonds issued in connection with the project. The bonds are to be repaid with incremental sales and property taxes and a public improvement fee (“PIF”) to be assessed on current and future retail sales and, to the extent necessary, any amounts we may have to provide under a guaranty. The incremental taxes and PIF are to remain intact until the earlier of the date the bond liability has been paid in full or 2040, as extended by the Sheridan Redevelopment Agency (“Agency”) in April 2011. Therefore, a debt service guaranty liability equal to the fair value of the amounts funded under the bonds was recorded. For both periods ended at September 30, 2012 and December 31, 2011, we had $74.1 million outstanding for the debt service guaranty liability.

On August 29, 2011, we entered into a $200 million unsecured term loan; the proceeds of which were used to repay amounts outstanding under our revolving credit facility. The initial term of the loan was one year, which we repaid at par after nine months on May 31, 2012 at our option. In addition, $137.6 million fixed-rate medium term notes matured during 2012 at a weighted average interest rate of 5.2%.

Various leases and properties, and current and future rentals from those leases and properties, collateralize certain debt. At September 30, 2012 and December 31, 2011, the carrying value of such assets aggregated $1.6 billion and $1.7 billion, respectively.

Scheduled principal payments on our debt (excluding $250.0 million due under our revolving credit facilities, $21.0 million of certain capital leases, $10.8 million fair value of interest rate contracts, $2.9 million net premium/(discount) on debt, $12.3 million of non-cash debt-related items, and $74.1 million debt service guaranty liability) are due during the following years (in thousands):

2012 remaining (1)	$	127,624
2013	315,520
2014	474,292
2015	275,999
2016	231,661
2017	142,096
2018	64,441
2019 (2)	153,724
2020	3,746
2021	2,763
Thereafter	64,470
Total	$	1,856,336

_______________

(1) Includes $54.1 million of our 3.95% convertible senior unsecured notes outstanding due 2026, which were called by us with a redemption date of November 8, 2012.

(2) Includes $100.0 million of our 8.1% senior unsecured notes due 2019 which may be redeemed by us at any time on or after September 2014 at our option.

Our various debt agreements contain restrictive covenants, including minimum interest and fixed charge coverage ratios, minimum unencumbered interest coverage ratios, minimum net worth requirements and maximum total debt levels. We believe we were in compliance with our public debt and revolving credit facility covenants as of September 30, 2012.

XML

Noncontrolling Interests

9 Months Ended

Sep. 30, 2012

Noncontrolling Interest [Abstract]

Noncontrolling Interests

Noncontrolling Interests

The following table summarizes the effect of changes in our ownership interest in subsidiaries on the equity attributable to us as follows (in thousands):

	Nine Months Ended September 30,
	2012		2011
Net income (loss) adjusted for noncontrolling interests	$	92,889	$	(15,421	)
Transfers from the noncontrolling interests:
Net increase in equity for the acquisition of noncontrolling interests	—		1,668
Change from net income (loss) adjusted for noncontrolling interests and transfers from the noncontrolling interests	$	92,889	$	(13,753	)

XML

Derivatives And Hedging (Summary Of Fair Value Interest Rate Contract Hedging Activity) (Details) (Interest Rate Contracts [Member], Fair Value Hedges [Member], Interest Expense, Net [Member], USD $) In Thousands, unless otherwise specified	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Interest Rate Contracts [Member] | Fair Value Hedges [Member] | Interest Expense, Net [Member]
Derivative Instruments, Gain (Loss) [Line Items]
Amount of Gain (Loss) Recognized in Income on Derivative	$ 1,004	$ 4,577	$ 3,065	$ 7,149
Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)	$ 0	$ 0	$ 0	$ 0

XML

Business Combinations (Pro Forma Impact Of Business Combination And Acquisitions) (Details) (USD $) In Thousands, except Per Share data, unless otherwise specified	3 Months Ended				9 Months Ended
	Sep. 30, 2012		Sep. 30, 2011		Sep. 30, 2012		Sep. 30, 2011
Business Acquisition [Line Items]
Revenues, Pro Forma	$ 130,244	[1]	$ 127,578	[1]	$ 381,862	[1]	$ 374,024	[1]
Net income (loss), Pro Forma	41,934	[1]	(35,739)	[1]	97,052	[1]	(15,312)	[1]
Net income (loss) attributable to common shareholders, Pro Forma	$ 31,291	[1]	$ (41,870)	[1]	$ 65,888	[1]	$ (41,509)	[1]
Earnings per share - basic, Pro Forma	$ 0.26	[1]	$ (0.35)	[1]	$ 0.55	[1]	$ (0.35)	[1]
Earnings per share - diluted, Pro Forma	$ 0.26	[1]	$ (0.35)	[1]	$ 0.54	[1]	$ (0.35)	[1]

[1] There are no non-recurring pro forma adjustments included within or excluded from the amounts in the preceding table.

XML

Impairment (Summary Of Impairment Charges)(Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended				9 Months Ended
	Sep. 30, 2012		Sep. 30, 2011		Sep. 30, 2012		Sep. 30, 2011
Asset Impairment [Line Items]
Total reported in continuing operations	$ 159		$ 31,658		$ 9,908		$ 51,319
Total impairment charges	336		50,189		15,410		72,739
Equity in losses of real estate joint ventures and partnerships, net	4,905		(3,034)		(6,715)		3,942
Net loss attributable to noncontrolling interests	1,774		(2,738)		4,557		(410)
Net impact of impairment charges	393		52,642		35,356		75,302
Tax Increment Revenue Bonds [Member]
Asset Impairment [Line Items]
Impairment losses related to tax increment revenue bonds	0	[1]	0	[1]	0	[1]	18,737	[1]
Land Held For Development And Undeveloped Land [Member]
Asset Impairment [Line Items]
Impairment losses related to property	0	[2]	23,646	[2]	0	[2]	23,646	[2]
Property Marketed For Sale Or Sold [Member]
Asset Impairment [Line Items]
Impairment losses related to property	159	[3]	6,538	[3]	3,300	[3]	7,462	[3]
Investments In Real Estate Joint Ventures And Partnerships [Member]
Asset Impairment [Line Items]
Impairment losses related to partially owned real estate joint ventures and partnerships	0	[4]	1,474	[4]	6,608	[4]	1,474	[4]
Property Held For Sale Or Sold [Member]
Asset Impairment [Line Items]
Impairment losses related to property	177	[5]	18,531	[5]	5,502	[5]	21,420	[5]
Impairment Charges At Equity In Losses Of Real Estate Joint Ventures And Partnerships, Net [Member]
Asset Impairment [Line Items]
Equity in losses of real estate joint ventures and partnerships, net	57		6,912		19,946		7,022
Impairment Charges at Net Loss Attributable To Noncontrolling Interests [Member]
Asset Impairment [Line Items]
Net loss attributable to noncontrolling interests	$ 0		$ (4,459)		$ 0		$ (4,459)

[1] During 2011, the tax increment revenue bonds were remarketed by the Agency. All of the outstanding bonds were recalled, and new bonds were issued. We recorded an $18.7 million net credit loss on the exchange of bonds associated with our investment in the subordinated tax increment revenue bonds.

[2] Impairment was prompted by changes in management's plans for these properties, recent comparable market transactions and/or a change in market conditions.

[3] These charges resulted from changes in management’s plans for these properties, primarily the marketing of these properties for sale. Also included in this caption are impairments associated with dispositions that did not qualify to be reported in discontinued operations.

[4] Amounts reported in 2012 are based on third party offers to buy our interests in industrial real estate joint ventures.

[5] Amounts reported in 2012 are based on third party offers.

XML

Derivatives And Hedging (Summary Of Changes In Fair Value Of Interest Rate Contracts) (Details) (Interest Expense, Net [Member], USD $) In Thousands, unless otherwise specified	3 Months Ended		9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011
Interest Expense, Net [Member]
Derivative [Line Items]
Gain (Loss) on Contracts	$ 3	$ 3,562	$ 64	$ 4,056
Gain (Loss) on Borrowings	(3)	(3,562)	(64)	(4,056)
Gain (Loss) Recognized in Income	$ 0	$ 0	$ 0	$ 0

XML

Fair Value Measurements (Schedule Of Fair Value Of Debt) (Details) (USD $) In Thousands, unless otherwise specified	Sep. 30, 2012	Dec. 31, 2011
Fixed-Rate Debt [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Carrying value	$ 1,831,791	$ 2,014,834
Variable-Rate Debt [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Carrying value	395,628	517,003
Significant Unobservable Inputs (Level 3) [Member] | Fixed-Rate Debt [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair value	1,967,343	2,054,670
Significant Unobservable Inputs (Level 3) [Member] | Variable-Rate Debt [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair value	$ 409,952	$ 531,353

XML

Derivatives And Hedging (Tables)

9 Months Ended

Sep. 30, 2012

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Interest Rate Contracts Reported At Fair Value

The fair value of all our interest rate contracts is reported as follows (in thousands):

	Assets			Liabilities
	Balance Sheet Location	Amount		Balance Sheet Location	Amount
Designated Hedges:
September 30, 2012	Other Assets, net	$	10,852	Other Liabilities, net	$	827
December 31, 2011	Other Assets, net	10,816		Other Liabilities, net	674

Summary Of Cash Flow Interest Rate Contract Hedging Activity

A summary of cash flow interest rate contract hedging activity is as follows (in thousands):

Derivatives Hedging Relationships	Amount of Gain (Loss)  Recognized in Other Comprehensive Income on Derivative  (Effective Portion)		Location of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income	Amount of Gain (Loss)  Reclassified from Accumulated Other Comprehensive Loss into Income (Effective Portion)			Location of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount  Excluded from Effectiveness Testing)	Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
Three Months Ended September 30, 2012	$	49	Interest expense, net	$	(664	)	Interest expense, net	$	—
Nine Months Ended September 30, 2012	181		Interest expense, net	(1,985		)	Interest expense, net	—
Three Months Ended September 30, 2011	542		Interest expense, net	(654		)	Interest expense, net	—
Nine Months Ended September 30, 2011	844		Interest expense, net	(1,892		)	Interest expense, net	(12		)

Summary Of Changes In Fair Value Of Interest Rate Contracts

A summary of the changes in fair value of our interest rate contracts is as follows (in thousands):

	Gain (Loss)  on Contracts		Gain (Loss)  on Borrowings			Gain (Loss) Recognized  in Income
Three Months Ended September 30, 2012
Interest expense, net	$	3	$	(3	)	$	—
Nine Months Ended September 30, 2012
Interest expense, net	64		(64		)	—
Three Months Ended September 30, 2011
Interest expense, net	3,562		(3,562		)	—
Nine Months Ended September 30, 2011
Interest expense, net	4,056		(4,056		)	—

Summary Of Fair Value Interest Rate Contract Hedging Activity

A summary of our fair value interest rate contract hedges impact on net income is as follows (in thousands):

Derivatives Hedging Relationships	Location of Gain (Loss) Recognized in Income on Derivative	Amount of Gain  (Loss) Recognized in Income on Derivative		Location of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount  Excluded from Effectiveness Testing)	Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
Three Months Ended September 30, 2012	Interest expense, net	$	1,004	Interest expense, net	$	—
Nine Months Ended September 30, 2012	Interest expense, net	3,065		Interest expense, net	—
Three Months Ended September 30, 2011	Interest expense, net	4,577		Interest expense, net	—
Nine Months Ended September 30, 2011	Interest expense, net	7,149		Interest expense, net	—

XML

Investment In Real Estate Joint Ventures And Partnerships (Narrative) (Details) (USD $)	1 Months Ended	3 Months Ended		9 Months Ended			1 Months Ended	3 Months Ended		9 Months Ended						0 Months Ended		1 Months Ended
	Feb. 29, 2012	Sep. 30, 2012	Sep. 30, 2011	Sep. 30, 2012	Sep. 30, 2011	Dec. 31, 2011	Apr. 30, 2011 Unconsolidated Real Estate Joint Ventures [Member]	Sep. 30, 2012 Unconsolidated Real Estate Joint Ventures [Member]	Sep. 30, 2011 Unconsolidated Real Estate Joint Ventures [Member]	Sep. 30, 2012 Unconsolidated Real Estate Joint Ventures [Member]	Sep. 30, 2011 Unconsolidated Real Estate Joint Ventures [Member]	Sep. 30, 2012 Unconsolidated Real Estate Joint Ventures [Member] Minimum [Member]	Dec. 31, 2011 Unconsolidated Real Estate Joint Ventures [Member] Minimum [Member]	Sep. 30, 2012 Unconsolidated Real Estate Joint Ventures [Member] Maximum [Member]	Dec. 31, 2011 Unconsolidated Real Estate Joint Ventures [Member] Maximum [Member]	Aug. 06, 2012 Tenancy In Common [Member]	Apr. 13, 2011 Palm Coast [Member]	Apr. 30, 2011 Shopping Centers [Member] Unconsolidated Real Estate Joint Ventures [Member] property
Investment In Real Estate Joint Ventures And Partnerships [Line Items]
Equity method investment ownership percentage	47.80%	75.00%		75.00%			50.00%					10.00%	7.80%	75.00%	75.00%	79.60%	50.00%
Net basis differentials for investments		$ 2,700,000		$ 2,700,000		$ 7,500,000
Impairment loss		159,000	31,658,000	9,908,000	51,319,000			283,000	26,718,000	96,781,000	28,776,000
Management fees revenue, related parties		1,500,000	1,500,000	4,800,000	4,600,000
Acquisition of unconsolidated real estate joint venture interests							11,600,000									29,600,000
Assumption of debt																24,500,000
Proceeds from sale of unconsolidated real estate joint venture, gross	29,100,000
Gain on sale of real estate joint venture and partnership interests	$ 3,500,000	$ 0	$ 0	$ 5,562,000	$ 0
Number of operating properties acquired																		3

XML

Share Options And Awards

9 Months Ended

Sep. 30, 2012

Disclosure of Compensation Related Costs, Share-based Payments [Abstract]

Share Options And Awards

Share Options and Awards

In November 2011, we announced changes to the long-term incentive program under our Amended and Restated 2010 Long-Term Incentive Plan. Future grants of awards will incorporate service-based and two market-based measures for restricted share awards to promote share ownership among the participants and to emphasize the importance of total shareholder return. The terms of each grant vary depending upon the participant's responsibilities and position within the Company. We categorize these share awards as either service-based share awards or market-based share awards. All awards were valued at the fair market value on the date of grant and earn dividends throughout the vesting period. Compensation expense is measured at the grant date and recognized over the vesting period. All share awards are awarded subject to the participant’s continued employment with us.

The share awards are subject to a three-year cliff vesting basis. Service-based share and market-based share awards are subject to the achievement of select performance goals as follows:

• Service-based awards and accumulated dividends vest three years from the grant date. These grants are subject only to continued employment and not dependent on future performance measures. Accordingly, if such vesting criteria are not met, compensation cost previously recognized would be reversed.

• Market-based awards vest based upon the performance metrics at the end of a three-year period. These awards are based 50% on our three-year relative total shareholder return (“TSR”) as compared to the FTSE NAREIT U.S. Shopping Center Index. The other 50% is tied to our three-year absolute TSR. At the end of a three-year period, the performance measures are analyzed; the actual number of shares earned is determined and the earned shares and the accumulated dividends vest. The probability of meeting the market criteria is considered when calculating the estimated fair value on the date of grant using a Monte Carlo simulation. These awards are accounted for as awards with market criteria, with compensation cost recognized over the service period, regardless of whether the market criteria are achieved and the awards are ultimately earned and vest.

The fair value of the market-based share awards was estimated on the date of grant using a Monte Carlo valuation model based on the following assumptions:

	Nine Months Ended September 30, 2012
	Minimum		Maximum
Dividend yield	0.0	%	4.4	%
Expected volatility	27.7	%	51.6	%
Expected life (in years)			3
Risk-free interest rate	0.1	%	0.4	%

A summary of the status of unvested restricted share awards for the nine months ended September 30, 2012 is as follows:

	Unvested Restricted Share Awards		Weighted Average  Grant Date Fair  Value
Outstanding, January 1, 2012	407,328		$	20.43
Granted:
Service-based awards	129,813		24.91
Market-based awards relative to FTSE NAREIT U.S. Shopping Center Index	57,650		26.45
Market-based awards relative to three-year absolute TSR	57,650		27.65
Trust manager awards	28,263		27.19
Vested	(144,398	)	21.56
Forfeited	(1,336	)	24.87
Outstanding, September 30, 2012	534,970		$	22.99

As of September 30, 2012 and December 31, 2011, there was approximately $6.0 million and $5.0 million, respectively, of total unrecognized compensation cost related to unvested restricted shares, which is expected to be amortized over a weighted average of 2.1 years and 2.3 years, respectively.

XML

Business Combinations

9 Months Ended

Sep. 30, 2012

Business Combinations [Abstract]

Business Combinations

Business Combinations

Effective April 13, 2011, we acquired a partner’s 50% interest in an unconsolidated joint venture related to a development property in Florida, which resulted in the consolidation of this property. Management has determined that this transaction qualified as a business combination to be accounted for under the acquisition method. Accordingly, the assets and liabilities of this transaction were recorded in our Condensed Consolidated Balance Sheet at its estimated fair value as of the effective date. Fair value of assets acquired, liabilities assumed and equity interests was estimated using market-based measurements, including cash flow and other valuation techniques. The fair value measurement is based on both significant inputs for similar assets and liabilities in comparable markets and significant inputs that are not observable in the markets in accordance with our fair value measurements accounting policy. Key assumptions include third-party broker valuation estimates; a discount rate of 8.0%; a terminal capitalization rate for similar properties; and factors that we believe market participants would consider in estimating fair value. The result of this transaction is included in our Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) beginning April 13, 2011.

The following table summarizes the transaction related to the business combination, including the assets acquired and liabilities assumed as indicated (in thousands):

	April 13, 2011
Fair value of our equity interest before business combination	$	7,578
Fair value of consideration transferred	$	11,462		(1)
Amounts recognized for assets and liabilities assumed:
Assets:
Property	$	32,807
Unamortized debt and lease costs	2,421
Accrued rent and accounts receivable	211
Cash and cash equivalents	1,402
Other, net	694
Liabilities:
Accounts payable and accrued expenses	(137		)
Other, net	(318		)
Total net assets	$	37,080

_______________

(1) Consideration included $.5 million of cash and $11.0 million in debt reimbursement.

As a result of this business combination, we recognized a gain of $4.6 million, which is attributable to the realization upon consolidation of our preferred return on equity. For the nine months ended September 30, 2011, the gain on this business combination is included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) as the property was sold during December 2011.

During 2012, we have acquired four shopping centers located in California, Georgia, Maryland and Texas, as well as, we consolidated a partner's 79.6% interest in an unconsolidated tenancy-in-common arrangement related to a property in Louisiana. The following table summarizes the transactions related to these acquisitions, including the assets acquired and liabilities assumed as indicated (in thousands):

	September 30, 2012
Fair value of our equity interest before acquisition	$	3,825
Fair value of consideration transferred	$	218,481		(1)
Amounts recognized for assets and liabilities assumed:
Assets:
Property	$	195,377
Unamortized debt and lease costs	36,787
Restricted deposits and mortgage escrows	395
Other, net	3,742
Liabilities:
Debt, net	(46,923		)	(2)
Accounts payable and accrued expenses	(2,250		)
Other, net	(5,899		)
Total net assets	$	181,229
Acquisition costs (included in operating expenses)	$	1,369
Gain on acquisition	$	1,869

_______________

(1) Includes assumption of debt totaling $37.8 million.

(2) Represents the fair value of debt, which includes $6.3 million that was previously recorded.

The following table summarizes the impact to revenues and net income attributable to common shareholders from our acquisitions as follows (in thousands):

	Three Months Ended September 30, 2012		Nine Months Ended September 30, 2012
Increase in revenues	$	4,006	$	4,248
Increase in net income attributable to common shareholders	245		387

The following table summarizes the pro forma impact of these transactions as if they had been consolidated or acquired on January 1, 2011, the earliest year presented, as follows (in thousands, except per share amounts):

	Three Months Ended September 30,					Nine Months Ended September 30,
	Pro Forma 2012(1)		Pro Forma 2011(1)			Pro Forma 2012(1)		Pro Forma 2011(1)
Revenues	$	130,244	$	127,578		$	381,862	$	374,024
Net income (loss)	41,934		(35,739		)	97,052		(15,312		)
Net income (loss) attributable to common shareholders	31,291		(41,870		)	65,888		(41,509		)
Earnings per share – basic	0.26		(0.35		)	0.55		(0.35		)
Earnings per share – diluted	0.26		(0.35		)	0.54		(0.35		)

_______________

(1) There are no non-recurring pro forma adjustments included within or excluded from the amounts in the preceding table.

XML

Property (Schedule Of Property) (Details) (USD $) In Thousands, unless otherwise specified	Sep. 30, 2012	Dec. 31, 2011
Real Estate Investment Property [Line Items]
Land	$ 873,448	$ 918,627
Land held for development	123,615	124,528
Land under development	16,485	20,281
Buildings and improvements	3,314,307	3,557,173
Construction in-progress	64,173	67,917
Total	$ 4,392,028	$ 4,688,526

XML

Employee Benefit Plans (Tables)

9 Months Ended

Sep. 30, 2012

Defined Benefit Pension Plans and Defined Benefit Postretirement Plans Disclosure [Abstract]

Schedule Of Net Periodic Benefit Cost

The components of net periodic benefit cost for both plans are as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Service cost	$	266		$	789		$	1,048		$	2,720
Interest cost	319			725			1,257			2,615
Expected return on plan assets	(453		)	(405		)	(1,787		)	(1,630		)
Prior service cost	(24		)	(22		)	(94		)	(92		)
Recognized loss	317			151			1,251			613
Total	$	425		$	1,238		$	1,675		$	4,226

XML

Condensed Consolidated Statements Of Cash Flows (USD $) In Thousands, unless otherwise specified	9 Months Ended
	Sep. 30, 2012		Sep. 30, 2011
Cash Flows from Operating Activities:
Net Income (Loss)	$ 97,446		$ (15,831)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization	110,300		118,833
Amortization of deferred financing costs and debt discount	386		5,072
Impairment loss	15,410		72,739
Equity in losses (earnings) of real estate joint ventures and partnerships, net	6,715		(3,942)
Gain on acquisition	(1,869)		(4,559)
Gain on sale of property	(50,583)		(2,174)
Gain on sale of real estate joint venture and partnership interests	(5,562)		0
Distributions of income from real estate joint ventures and partnerships, net	2,160		1,775
Changes in accrued rent and accounts receivable, net	2,095		9,270
Changes in other assets, net	(17,740)		(17,856)
Changes in accounts payable, accrued expenses and other liabilities, net	(7,021)		(18,853)
Other, net	10,472		8,211
Net cash provided by operating activities	162,209		152,685
Cash Flows from Investing Activities:
Acquisition of real estate and land	(196,801)		(48,238)
Development and capital improvements	(68,345)		(66,384)
Proceeds from sale of property and real estate equity investments, net	480,502		52,549
Change in restricted deposits and mortgage escrows	50		(668)
Notes receivable from real estate joint ventures and partnerships and other receivables:
Advances	(6,468)		(2,756)
Collections	74,296		14,980
Real estate joint ventures and partnerships:
Investments	(8,445)		(18,583)
Distributions of capital	31,910		13,714
Proceeds from tax increment revenue bonds	0		16,545
Net cash provided by (used in) investing activities	306,699		(38,841)
Proceeds from issuance of:
Debt	0		215,750
Common shares of beneficial interest, net	4,753		3,935
Principal payments of debt	(412,091)		(317,559)
Changes in unsecured revolving credit facilities	83,500		115,300
Common and preferred dividends paid	(130,105)		(124,277)
Debt issuance costs paid	(1,735)		(3,850)
Distributions to noncontrolling interests	(10,119)		(9,562)
Contributions from noncontrolling interests	2,123		3,717
Other, net	213		(976)
Net cash used in financing activities	(463,461)		(117,522)
Net increase (decrease) in cash and cash equivalents	5,447		(3,678)
Cash and cash equivalents at January 1	13,642	[1]	23,859
Cash and cash equivalents at September 30	19,089	[1]	20,181
Interest paid during the period (net of amount capitalized of $2,394 and $1,485 respectively)	98,024		117,388
Income taxes paid during the period	$ 1,548		$ 1,578

[1] * Consolidated Variable Interest Entities’ Assets and Liabilities included in the above balances (See Note 17):

XML

Fair Value Measurements (Assets Measured On Nonrecurring Basis) (Details) (USD $)	1 Months Ended	9 Months Ended			12 Months Ended		1 Months Ended	12 Months Ended				9 Months Ended		12 Months Ended		9 Months Ended		12 Months Ended		9 Months Ended		12 Months Ended																		12 Months Ended						12 Months Ended								12 Months Ended
	Apr. 30, 2011	Sep. 30, 2012		Sep. 30, 2011	Dec. 31, 2011		Apr. 30, 2011 Subordinate Tax Increment Revenue Bonds [Member]	Dec. 31, 2011 Subordinate Tax Increment Revenue Bonds [Member]		Dec. 31, 2010 Subordinate Tax Increment Revenue Bonds [Member]	Apr. 30, 2011 Senior Tax Increment Revenue Bonds [Member]	Sep. 30, 2012 Impaired Property [Member]		Dec. 31, 2011 Impaired Property [Member]		Sep. 30, 2012 Impaired Property Held For Sale [Member]		Dec. 31, 2011 Impaired Property Held For Sale [Member]		Sep. 30, 2012 Impaired Investment In Real Estate Joint Ventures And Partnerships [Member]		Dec. 31, 2011 Impaired Investment In Real Estate Joint Ventures And Partnerships [Member]		Sep. 30, 2012 Quoted Prices In Active Markets For Identical Assets And Liabilities (Level1) [Member]	Dec. 31, 2011 Quoted Prices In Active Markets For Identical Assets And Liabilities (Level1) [Member]	Sep. 30, 2012 Significant Other Observable Inputs (Level 2) [Member]	Dec. 31, 2011 Significant Other Observable Inputs (Level 2) [Member]	Dec. 31, 2011 Significant Other Observable Inputs (Level 2) [Member] Impaired Property [Member]		Sep. 30, 2012 Significant Other Observable Inputs (Level 2) [Member] Impaired Property Held For Sale [Member]		Dec. 31, 2011 Significant Other Observable Inputs (Level 2) [Member] Impaired Property Held For Sale [Member]		Sep. 30, 2012 Significant Other Observable Inputs (Level 2) [Member] Impaired Investment In Real Estate Joint Ventures And Partnerships [Member]		Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Subordinate Tax Increment Revenue Bonds [Member]		Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Subordinate Tax Increment Revenue Bonds [Member] Minimum [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Subordinate Tax Increment Revenue Bonds [Member] Maximum [Member]	Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Impaired Property [Member]		Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Property [Member]		Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Property [Member] Minimum [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Property [Member] Maximum [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Property Held For Sale [Member]		Sep. 30, 2012 Significant Unobservable Inputs (Level 3) [Member] Impaired Property Held For Sale [Member]		Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Investment In Real Estate Joint Ventures And Partnerships [Member]		Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Investment In Real Estate Joint Ventures And Partnerships [Member] Minimum [Member]	Dec. 31, 2011 Significant Unobservable Inputs (Level 3) [Member] Impaired Investment In Real Estate Joint Ventures And Partnerships [Member] Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Property												$ 13,906,000	[1]	$ 98,596,000	[2]													$ 389,000	[2]													$ 13,906,000	[1]	$ 98,207,000	[2]
Property held for sale																49,806,000	[3]	45,157,000	[4]											39,131,000	[3]	43,657,000	[4]															1,500,000	[4]	10,675,000	[3]
Investment in real estate joint ventures and partnerships																				24,231,000	[5]	6,311,000	[6]											24,231,000	[5]																	6,311,000	[6]
Investments								26,723,000	[7]																											26,505,000	26,505,000	26,723,000	[7]
Total		87,943,000			176,787,000																			0	0	63,362,000	44,046,000									24,581,000	132,741,000
Total Gains (Losses)		(14,306,000)	[8]		(71,195,000)	[9]		(18,737,000)	[7],[9]	(11,700,000)		(2,897,000)	[1],[8]	(36,907,000)	[2],[9]	(4,801,000)	[3],[8]	(13,799,000)	[4],[9]	(6,608,000)	[5],[8]	(1,752,000)	[6],[9]
Property, net		3,452,138,000	[10]		3,702,236,000	[10]						16,800,000		135,500,000
Property held for sale, net		73,404,000			73,241,000											53,800,000		57,000,000
Cost to sell property																800,000		2,000,000
Assumption For Fair Value Discount Rate																																														8.00%	13.00%	10.00%
Investment in real estate joint ventures and partnerships, net		300,471,000			341,608,000															30,800,000		8,100,000
Assumption For Fair Value Market Capitalization Rate																																																						7.00%	9.00%
Cash received on exchange of bonds	16,500,000	0		16,545,000
Receipt Of Investments							57,700,000
Investment at fair value							10,700,000				51,300,000
Investment Owned, at Cost							$ 22,400,000
Assumption For Fair Value Expected Future Growth Rate																																								1.00%	4.00%
Assumption For Fair Value Expected Inflation Rate																																								1.00%	2.00%

[1] In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $16.8 million was written down to a fair value of $13.9 million, resulting in a loss of $2.9 million, which was included in earnings for the nine month period. Management’s estimate of the fair value of these properties was determined using Level 3 inputs. See the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

[2] In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $135.5 million was written down to a fair value of $98.6 million, resulting in a loss of $36.9 million, which was included in earnings for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of an executed agreement for the Level 2 input and using third party broker valuations, bona fide purchase offers, cash flow models and discount rates ranging from 8% to 13% for the Level 3 inputs.

[3] Property held for sale with a carrying amount of $53.8 million was written down to a fair value of $49.8 million less costs to sell of $0.8 million, resulting in a loss of $4.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the nine month period. Management’s estimate of the fair value of these properties was determined using bona fide purchase offers for the Level 2 inputs, and see the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

[4] Property held for sale with a carrying amount of $57.0 million was written down to a fair value of $45.2 million less costs to sell of $2.0 million, resulting in a loss of $13.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of executed agreements for the Level 2 inputs and a cash flow model using a discount rate of 10% for the Level 3 input.

[5] Our net investment in real estate joint ventures and partnerships with a carrying amount of $30.8 million was written down to a fair value of $24.2 million, resulting in a loss of $6.6 million, which was included in earnings for the nine month period. Management’s estimate of the fair value of this investment was determined using the weighted average of the bona fide purchase offers received for the Level 2 inputs.

[6] Our net investment in real estate joint ventures and partnerships with a carrying amount of $8.1 million was written down to a fair value of $6.3 million, resulting in a loss of $1.8 million, which was included in earnings for the twelve month period. Management’s estimate of the fair value of these investments was determined using the life and other terms of the investment, our partner’s financial condition, cash flow models and capitalization rates ranging from 7% to 9% for the Level 3 inputs.

[7] A net credit loss on the exchange of bonds of $18.7 million was recognized upon the recall and replacement of our investment in tax increment revenue bonds by the Agency in April 2011. The exchange transaction resulted in us receiving approximately $16.5 million in cash proceeds and $57.7 million in new subordinated bonds replacing the face value of our $51.3 million of senior bonds and $22.4 million of subordinate bonds, which had been previously written down to a fair value of $10.7 million. The carrying value of the $57.7 million subordinated bonds received in the exchange were written down to their fair value of $26.7 million, of which a loss of $11.7 million was previously recognized in December 2010. The net credit loss resulted as management did not expect to recover the par value of the bonds based upon changes in terms of the bonds and future sales tax revenue projections of the development project through their maturity. Management’s estimates of the fair value of these investments were determined using third-party sales revenue projections, future growth rates ranging from 1% to 4% and inflation rates ranging from 1% to 2% for the Level 3 inputs.

[8] Total gains (losses) exclude impairments on disposed assets because they are no longer held by us.

[9] Total gains (losses) are reflected throughout 2011 and exclude impairments on disposed assets because they are no longer held by us.

[10] * Consolidated Variable Interest Entities’ Assets and Liabilities included in the above balances (See Note 17):

XML

Newly Issued Accounting Pronouncements

9 Months Ended

Sep. 30, 2012

Newly Issued Accounting Pronouncements [Abstract]

Newly Issued Accounting Pronouncements

Newly Issued Accounting Pronouncements

In May 2011, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update No. 2011-04, “Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in U.S. GAAP and IFRSs,” which amends previous guidance resulting in common fair value measurement and disclosure requirements between GAAP and International Financial Reporting Standards. The amendments both clarify the application of existing fair value measurement requirements and changes certain principles or requirements for measuring fair value or for disclosing information about fair value measurements. The provisions of this update were effective for us at January 1, 2012. The adoption of this update did not materially impact our consolidated financial statements.

In June 2011, the FASB issued Accounting Standards Update No. 2011-05 (“ASU 2011-05”), “Presentation of Comprehensive Income,” which amends previous guidance by requiring all nonowner changes in equity to be presented in either a single continuous statement of comprehensive income or in two separate but consecutive statements. In addition, an entity will be required to present on the face of the financial statements, reclassification adjustments for items reclassified from other comprehensive income to net income. In December 2011, the FASB issued Accounting Standards Update No. 2011-12, “Deferral of Effective Date for Amendments to the Presentation of Reclassifications of Items Out of Accumulated Other Comprehensive Income in Accounting Standards Update No. 2011-05,” which primarily defers the provision of ASU 2011-05 requiring the presentation on the face of the financial statements other comprehensive income reclassification adjustments. All other provisions of ASU 2011-05 were effective for us at January 1, 2012. As of December 31, 2011, our early adoption of this update did not materially impact our consolidated financial statements.

XML

Debt (Revolving Credit Facilities) (Details) (USD $) In Thousands, unless otherwise specified	9 Months Ended	12 Months Ended
	Sep. 30, 2012	Dec. 31, 2011
Line of Credit Facility [Line Items]
Maximum balance outstanding during the year	$ 303,100	$ 330,700
Weighted average balance	194,410	151,814
Year-to-date weighted average interest rate (excluding facility fee)	1.30%	1.50%
Unsecured Revolving Credit Facility [Member]
Line of Credit Facility [Line Items]
Balance outstanding	250,000	145,000
Available balance	247,571	351,571
Letter of credit outstanding under facility	2,429	3,429
Variable interest rate (excluding facility fee)	1.20%	1.30%
Unsecured And Uncommitted Overnight Facility [Member]
Line of Credit Facility [Line Items]
Balance outstanding	$ 0	$ 21,500
Variable interest rate (excluding facility fee)	0.00%	1.50%

XML

Business Combinations (Transactions Related To Business Combination) (Details) (USD $)	Sep. 30, 2012		Apr. 13, 2011 Palm Coast [Member]
Business Acquisition [Line Items]
Fair value of our equity interest before business combination	$ 3,825,000		$ 7,578,000
Fair value of consideration transferred	218,481,000	[1]	11,462,000	[2]
Property	195,377,000		32,807,000
Unamortized debt and lease costs	36,787,000		2,421,000
Accrued rent and accounts receivable			211,000
Cash and cash equivalents			1,402,000
Other, net	3,742,000		694,000
Accounts payable and accrued expenses	(2,250,000)		(137,000)
Other, net	(5,899,000)		(318,000)
Total net assets	181,229,000		37,080,000
Cash included in consideration			500,000
Debt reimbursement included in consideration			$ 11,000,000

[1] Includes assumption of debt totaling $37.8 million.

[2] Consideration included $.5 million of cash and $11.0 million in debt reimbursement.

XML

Cash Flow Information (Summary Of Non-Cash Investing And Financing Activities)(Details) (USD $) In Thousands, unless otherwise specified	9 Months Ended
	Sep. 30, 2012	Sep. 30, 2011
Noncash or Part Noncash Acquisitions [Line Items]
Accrued property construction costs	$ 7,454	$ 11,460
Increase in equity for the acquisition of noncontrolling interests in consolidated real estate joint ventures	0	1,668
Reduction of debt service guaranty liability	0	(22,925)
Property Acquisitions And Investments In Unconsolidated Real Estate Joint Ventures [Member]
Noncash or Part Noncash Acquisitions [Line Items]
Increase (decrease) in debt	40,644	24,383
Increase (decrease) in property, net	16,665	(3,812)
Increase (decrease) in security deposits	1,332	22
Increase (decrease) in restricted deposits and mortgage escrows	395	0
Increase (decrease) in noncontrolling interests	968	0
Decrease in real estate joint ventures and partnerships - investments	(3,825)	(153)
Sale Of Property And Property Interest [Member]
Noncash or Part Noncash Acquisitions [Line Items]
Increase (decrease) in debt	(3,366)	0
Increase (decrease) in property, net	(2,855)	0
Increase (decrease) in security deposits	(11)	0
Increase (decrease) in restricted deposits and mortgage escrows	(204)	0
Increase (decrease) in noncontrolling interests	(95)	0
Decrease in real estate joint ventures and partnerships - investments	(95)	0
Consoldiation of Joint Ventures [Member]
Noncash or Part Noncash Acquisitions [Line Items]
Increase (decrease) in property, net	0	32,307
Decrease in real estate joint ventures and partnerships - investments	0	(10,092)
Decrease in notes receivable from real estate joint ventures and partnerships	$ 0	$ (21,872)

XML

Fair Value Measurements

9 Months Ended

Sep. 30, 2012

Fair Value Disclosures [Abstract]

Fair Value Measurements

Fair Value Measurements

Recurring Fair Value Measurements:

Investments Held in Grantor Trusts and Deferred Compensation Plan Obligations

These assets are valued based on publicly quoted market prices for identical assets, which corresponds to the value of the deferred compensation plan obligations.

Derivative Instruments

We use interest rate contracts with major financial institutions to manage our interest rate risk. The valuation of these instruments is determined based on assumptions that management believes market participants would use in pricing, using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The fair values of our interest rate contracts have been determined using the market standard methodology of netting the discounted future fixed cash receipts (or payments) and the discounted expected variable cash payments (or receipts). The variable cash payments (or receipts) are based on an expectation of future interest rates (forward curves) derived from observable market interest rate curves.

We incorporate credit valuation adjustments to appropriately reflect both our own nonperformance risk and the respective counter-party’s nonperformance risk in the fair value measurements. In adjusting the fair value of our derivative contracts for the effect of nonperformance risk, we have considered the impact of netting and any applicable credit enhancements, such as collateral, thresholds and guarantees. In conjunction with the FASB’s fair value measurement guidance, an accounting policy election was made to measure the credit risk of its derivative financial instruments that are subject to master netting agreements on a net basis by counterparty portfolio.

Although we have determined that the majority of the inputs used to value our derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with our derivatives utilize Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by ourselves and our counter-parties. However, we have assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and have determined that the credit valuation adjustments are not significant to the overall valuation of our derivatives. As a result, we have determined that the derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy.

Assets and liabilities measured at fair value on a recurring basis as of September 30, 2012 and December 31, 2011, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):

	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value at September 30, 2012
Assets:
Investments in grantor trusts	$	16,480					$	16,480
Derivative instruments:
Interest rate contracts			$	10,852			10,852
Total	$	16,480	$	10,852	$	—	$	27,332
Liabilities:
Derivative instruments:
Interest rate contracts			$	827			$	827
Deferred compensation plan obligations	$	16,480					16,480
Total	$	16,480	$	827	$	—	$	17,307
	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value at December 31, 2011
Assets:
Investments in grantor trusts	$	14,693					$	14,693
Derivative instruments:
Interest rate contracts			$	10,816			10,816
Total	$	14,693	$	10,816	$	—	$	25,509
Liabilities:
Derivative instruments:
Interest rate contracts			$	674			$	674
Deferred compensation plan obligations	$	14,693					14,693
Total	$	14,693	$	674	$	—	$	15,367

A reconciliation of the outstanding balance of the subordinate tax increment revenue bonds using significant unobservable inputs (Level 3) is as follows (in thousands):

	Fair Value Measurements Using Significant Unobservable Inputs (Level 3)
Outstanding, January 1, 2011	$	10,700
Settlement of recalled bonds (1)	(10,700		)
Outstanding, December 31, 2011	$	—

_______________

(1) Settlement of recalled bonds represents the recall of previously issued subordinated tax increment revenue bonds that were available for sale and were replaced with held to maturity subordinated tax increment revenue bonds associated with the exchange transaction in April 2011.

Nonrecurring Fair Value Measurements:

Property and Property Held for Sale Impairments

Property is reviewed for impairment if events or changes in circumstances indicate that the carrying amount of the property, including any identifiable intangible assets, site costs and capitalized interest, may not be recoverable. In such an event, a comparison is made of the current and projected operating cash flows of each such property into the foreseeable future on an undiscounted basis to the carrying amount of such property. If we conclude that an impairment may have occurred, estimated fair values are determined by management utilizing cash flow models, market capitalization rates and market discount rates, or by obtaining third-party broker valuation estimates, appraisals, bona fide purchase offers or the expected sales price of an executed sales agreement in accordance with our fair value measurements accounting policy. Market capitalization rates and market discount rates are determined by reviewing current sales of similar properties and transactions, and utilizing management’s knowledge and expertise in property marketing.

Investments in Real Estate Joint Ventures and Partnerships Impairments

The fair value of our investment in partially owned real estate joint ventures and partnerships is estimated by management based on a number of factors, including the performance of each investment, the life and other terms of the investment, holding periods, market conditions, cash flow models, market capitalization rates and market discount rates, or by obtaining third-party broker valuation estimates, appraisals and bona fide purchase offers in accordance with our fair value measurements accounting policy. Market capitalization rates and market discount rates are determined by reviewing current sales of similar properties and transactions, and utilizing management’s knowledge and expertise in property marketing. We recognize an impairment loss if we determine the fair value of an investment is less than its carrying amount and that loss in value is other than temporary.

Subordinate Tax Increment Revenue Bonds Impairment

Investments in tax increment revenue bonds are reviewed for impairment if changes in circumstances or forecasts indicate that the carrying amount may not be recoverable, and if it is uncertain if the investment will be held to maturity. In such an event, a comparison is made of the projected recoverability of cash flows from the tax increment revenue bonds to the carrying amount of each investment. If we conclude that an impairment may have occurred, fair values are determined by management utilizing third-party sales revenue projections until the maturity of the bonds and discounted cash flow models.

Assets measured at fair value on a nonrecurring basis at September 30, 2012, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):

	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value		Total Gains (Losses) (1)
Property (2)					$	13,906	$	13,906	$	(2,897	)
Property held for sale (3)			$	39,131	10,675		49,806		(4,801		)
Investment in real estate joint ventures and partnerships (4)			24,231				24,231		(6,608		)
Total	$	—	$	63,362	$	24,581	$	87,943	$	(14,306	)

_______________

(1) Total gains (losses) exclude impairments on disposed assets because they are no longer held by us.

(2) In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $16.8 million was written down to a fair value of $13.9 million, resulting in a loss of $2.9 million, which was included in earnings for the nine month period. Management’s estimate of the fair value of these properties was determined using Level 3 inputs. See the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

(3) Property held for sale with a carrying amount of $53.8 million was written down to a fair value of $49.8 million less costs to sell of $0.8 million, resulting in a loss of $4.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the nine month period. Management’s estimate of the fair value of these properties was determined using bona fide purchase offers for the Level 2 inputs, and see the quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements table below.

(4) Our net investment in real estate joint ventures and partnerships with a carrying amount of $30.8 million was written down to a fair value of $24.2 million, resulting in a loss of $6.6 million, which was included in earnings for the nine month period. Management’s estimate of the fair value of this investment was determined using the weighted average of the bona fide purchase offers received for the Level 2 inputs.

Assets measured at fair value on a nonrecurring basis at December 31, 2011, aggregated by the level in the fair value hierarchy in which those measurements fall, are as follows (in thousands):

	Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Fair Value		Total Gains (Losses) (1)
Property (2)			$	389	$	98,207	$	98,596	$	(36,907	)
Property held for sale (3)			43,657		1,500		45,157		(13,799		)
Investment in real estate joint ventures and partnerships (4)					6,311		6,311		(1,752		)
Subordinate tax increment revenue bonds (5)					26,723		26,723		(18,737		)
Total	$	—	$	44,046	$	132,741	$	176,787	$	(71,195	)

_______________

(1) Total gains (losses) are reflected throughout 2011 and exclude impairments on disposed assets because they are no longer held by us.

(2) In accordance with our policy of evaluating and recording impairments on the disposal of long-lived assets, property with a carrying amount of $135.5 million was written down to a fair value of $98.6 million, resulting in a loss of $36.9 million, which was included in earnings for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of an executed agreement for the Level 2 input and using third party broker valuations, bona fide purchase offers, cash flow models and discount rates ranging from 8% to 13% for the Level 3 inputs.

(3) Property held for sale with a carrying amount of $57.0 million was written down to a fair value of $45.2 million less costs to sell of $2.0 million, resulting in a loss of $13.8 million, which was included in discontinued operations in the Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the twelve month period. Management’s estimate of the fair value of these properties was determined using the expected sales price of executed agreements for the Level 2 inputs and a cash flow model using a discount rate of 10% for the Level 3 input.

(4) Our net investment in real estate joint ventures and partnerships with a carrying amount of $8.1 million was written down to a fair value of $6.3 million, resulting in a loss of $1.8 million, which was included in earnings for the twelve month period. Management’s estimate of the fair value of these investments was determined using the life and other terms of the investment, our partner’s financial condition, cash flow models and capitalization rates ranging from 7% to 9% for the Level 3 inputs.

(5) A net credit loss on the exchange of bonds of $18.7 million was recognized upon the recall and replacement of our investment in tax increment revenue bonds by the Agency in April 2011. The exchange transaction resulted in us receiving approximately $16.5 million in cash proceeds and $57.7 million in new subordinated bonds replacing the face value of our $51.3 million of senior bonds and $22.4 million of subordinate bonds, which had been previously written down to a fair value of $10.7 million. The carrying value of the $57.7 million subordinated bonds received in the exchange were written down to their fair value of $26.7 million, of which a loss of $11.7 million was previously recognized in December 2010. The net credit loss resulted as management did not expect to recover the par value of the bonds based upon changes in terms of the bonds and future sales tax revenue projections of the development project through their maturity. Management’s estimates of the fair value of these investments were determined using third-party sales revenue projections, future growth rates ranging from 1% to 4% and inflation rates ranging from 1% to 2% for the Level 3 inputs.

Fair Value Disclosures:

Unless otherwise described below, short-term financial instruments and receivables are carried at amounts which approximate their fair values based on their highly-liquid nature, short-term maturities and/or expected interest rates for similar instruments.

Notes Receivable from Real Estate Joint Ventures and Partnerships

We estimated the fair value of our notes receivable from real estate joint ventures and partnerships based on quoted market prices for publicly-traded notes and on the discounted estimated future cash receipts. We obtain quoted market prices from a third-party mortgage banking firm or other financial institutions, who we believe through experience and accessibility to the market, has provided measurements within the fair value guidance. The discount rates used approximate current lending rates for a note or groups of notes with similar maturities and credit quality, assumes the note is outstanding through maturity and considers the note’s collateral (if applicable). We have utilized market information as available or present value techniques to estimate the amounts required to be disclosed. Since such amounts are estimates that are based on limited available market information for similar transactions, there can be no assurance that the disclosed value of any financial instrument could be realized by immediate settlement of the instrument.

Schedule of the fair value of our notes is as follows (in thousands):

	September 30, 2012		December 31, 2011
Carrying value	$	90,385	$	149,204
Fair value, using significant unobservable inputs (Level 3)	93,257		153,532

Tax Increment Revenue Bonds

We estimated the fair value of our held to maturity tax increment revenue bonds, which were issued by the Agency in connection with our investment in a development project in Sheridan, Colorado, based on assumptions that management believes market participants would use in pricing, using widely accepted valuation techniques including discounted cash flow analysis based on the expected future sales tax revenues of the development project. This analysis reflects the contractual terms of the bonds, including the period to maturity, and uses observable market-based inputs, such as market discount rates and unobservable market-based inputs, such as future growth and inflation rates. Since such amounts are estimates that are based on limited available market information for similar transactions, there can be no assurance that the disclosed value of any financial instrument could be realized by immediate settlement of the instrument.

Schedule of the fair value of our tax increment revenue bonds is as follows (in thousands):

	September 30, 2012		December 31, 2011
Carrying value	$	26,505	$	26,505
Fair value, using significant unobservable inputs (Level 3)	26,505		26,505

A reconciliation of the credit loss recognized on our tax increment revenue bonds at September 30, 2012 is as follows (in thousands):

	Credit Loss  Recognized
Beginning balance, January 1, 2011	$	11,717
Additions	19,305
Ending balance, December 31, 2011	31,022
Additions	—
Ending Balance, September 30, 2012	$	31,022

Debt

We estimated the fair value of our debt based on primarily quoted market prices for publicly-traded debt and on the discounted estimated future cash payments to be made for other debt. We obtain quoted market prices from a third-party mortgage banking firm or other financial institutions, who we believe through experience and accessibility to the market, has provided measurements within the fair value guidance. For inactively traded debt, our third-party provider establishes a benchmark for all REIT securities based on the largest, most liquid and most frequent investment grade securities in the REIT bond market. This benchmark is then adjusted to consider how a market participant would be compensated for risk premiums such as, longevity of maturity dates, lack of liquidity and credit quality of the issuer. The discount rates used approximate current lending rates for loans or groups of loans with similar maturities and credit quality, assumes the debt is outstanding through maturity and considers the debt’s collateral (if applicable). We have utilized market information as available or present value techniques to estimate the amounts required to be disclosed. Since such amounts are estimates that are based on limited available market information for similar transactions, there can be no assurance that the disclosed value of any financial instrument could be realized by immediate settlement of the instrument.

Schedule of the fair value of our debt is as follows (in thousands):

	September 30, 2012		December 31, 2011
Fixed-rate debt:
Carrying value	$	1,831,791	$	2,014,834
Fair value, using significant unobservable inputs (Level 3)	1,967,343		2,054,670
Variable-rate debt:
Carrying value	$	395,628	$	517,003
Fair value, using significant unobservable inputs (Level 3)	409,952		531,353

The quantitative information about the significant unobservable inputs used for our Level 3 fair value measurements as of September 30, 2012 reported in the above tables, is as follows:

Description	Fair Value at September 30, 2012		Valuation Technique	Unobservable Inputs	Range
					Minimum		Maximum
Property	$	13,906	Broker valuation estimate	Indicative bid (1)
			Bona fide purchase offers	Contract price (1)
			Discounted cash flows	Discount rate			10.0		%
				Capitalization rate	9.3	%	9.5		%
				Holding period (years)			1
				Expected future inflation rate (2)			3.0		%
				Market rent growth rate (2)			3.0		%
				Expense growth rate (2)			3.0		%
				Vacancy rate (2)			5.0		%
				Renewal rate (2)			75.0		%
				Average market rent rate (2)			$	10.52
				Average leasing cost per square foot (2)			$	16.50
Property held for sale	10,675		Broker valuation estimate	Indicative bid (1)
			Bona fide purchase offers	Contract price (1)
			Discounted cash flows	Discount rate			9.8		%
				Capitalization rate			10.5		%
				Holding period (years)			1
Notes receivable from real estate joint ventures and partnerships	93,257		Discounted cash flows	Discount rate			3.2		%
Tax increment revenue bonds	26,505		Discounted cash flows	Discount rate			7.5		%
				Expected future growth rate	1.0	%	4.0		%
				Expected future inflation rate	1.0	%	2.0		%
Fixed-rate debt	1,967,343		Discounted cash flows	Discount rate	1.2	%	6.0		%
Variable-rate debt	409,952		Discounted cash flows	Discount rate	1.4	%	5.0		%

_______________

(1) These fair values were developed by third parties, subject to our corroboration for reasonableness.

(2) Only applies to one property valuation.

XML

Share Options And Awards (Status Of Unvested Restricted Share Awards) (Details) (USD $)	9 Months Ended
	Sep. 30, 2012
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Unvested Restricted Share Awards, Outstanding, January 1, 2012	407,328
Unvested Restricted Share Awards, Vested	(144,398)
Unvested Restricted Share Awards, Forfeited	(1,336)
Unvested Restricted Share Awards, Outstanding, September 30, 2012	534,970
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Weighted Average Grant Date Fair Value, Outstanding, January 1, 2012	$ 20.43
Weighted Average Grant Date Fair Value, Vested	$ 21.56
Weighted Average Grant Date Fair Value, Forfeited	$ 24.87
Weighted Average Grant Date Fair Value, Outstanding, September 30, 2012	$ 22.99
Service-Based Share Awards [Member]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Unvested Restricted Share Awards, Granted	129,813
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Weighted Average Grant Date Fair Value, Granted	$ 24.91
Market-Based Share Awards Relative To FTSE NAREIT U.S. Shopping Center Index [Member]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Unvested Restricted Share Awards, Granted	57,650
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Weighted Average Grant Date Fair Value, Granted	$ 26.45
Market Based Awards Relative To Three Year Absolute Total Shareholder Return [Member]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Unvested Restricted Share Awards, Granted	57,650
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Weighted Average Grant Date Fair Value, Granted	$ 27.65
Trust Manager Awards [Member]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Unvested Restricted Share Awards, Granted	28,263
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Weighted Average Grant Date Fair Value, Granted	$ 27.19

XML

Cash Flow Information (Tables)

9 Months Ended

Sep. 30, 2012

Supplemental Cash Flow Elements [Abstract]

Summary Of Non-Cash Investing And Financing Activities

Non-cash investing and financing activities are summarized as follows (in thousands):

	Nine Months Ended September 30,
	2012			2011
Accrued property construction costs	$	7,454		$	11,460
Increase in equity for the acquisition of noncontrolling interests in consolidated real estate joint ventures	—			1,668
Reduction of debt service guaranty liability	—			(22,925		)
Property acquisitions and investments in unconsolidated real estate joint ventures:
Increase in debt, net	40,644			24,383
Increase (decrease) in property, net	16,665			(3,812		)
Increase in security deposits	1,332			22
Increase in restricted deposits and mortgage escrows	395			—
Increase in noncontrolling interests	968			—
Decrease in real estate joint ventures and partnerships - investments	(3,825		)	(153		)
Sale of property and property interest:
Decrease in debt, net due to debt assumption	(3,366		)	—
Decrease in restricted deposits and mortgage escrows	(204		)	—
Decrease in property, net	(2,855		)	—
Decrease in real estate joint ventures and partnerships - investments	(95		)	—
Decrease in noncontrolling interests	(95		)	—
Decrease in security deposits	(11		)	—
Consolidation of joint ventures (see Note 18):
Decrease in notes receivable from real estate joint ventures and partnerships	—			(21,872		)
Increase in property, net	—			32,307
Decrease in real estate joint ventures and partnerships - investments	—			(10,092		)

XML

Earnings Per Share

9 Months Ended

Sep. 30, 2012

Earnings Per Share [Abstract]

Earnings Per Share

Earnings Per Share

Earnings per common share – basic is computed using net income (loss) attributable to common shareholders and the weighted average number of shares outstanding. Earnings per common share – diluted include the effect of potentially dilutive securities. Income (loss) from continuing operations attributable to common shareholders includes gain on sale of property in accordance with Securities and Exchange Commission guidelines. Earnings per common share – basic and diluted components for the periods indicated are as follows (in thousands):

	Three Months Ended September 30,						Nine Months Ended September 30,
	2012			2011			2012			2011
Numerator:
Continuing Operations:
Income (loss) from continuing operations	$	24,250		$	(24,664	)	$	37,100		$	(19,807	)
Gain on sale of property	335			392			859			1,588
Net (income) loss attributable to noncontrolling interests	(1,774		)	2,738			(4,557		)	410
Preferred share dividends	(8,869		)	(8,869		)	(26,607		)	(26,607		)
Income (loss) from continuing operations attributable to common shareholders – basic and diluted	$	13,942		$	(30,403	)	$	6,795		$	(44,416	)
Discontinued Operations:
Income (loss) from discontinued operations attributable to common shareholders – basic and diluted	$	17,462		$	(11,686	)	$	59,487		$	2,388
Denominator:
Weighted average shares outstanding – basic	120,766			120,413			120,637			120,301
Effect of dilutive securities:
Share options and awards	1,078			—			1,016			—
Weighted average shares outstanding – diluted	121,844			120,413			121,653			120,301

Anti-dilutive securities, which are excluded from the calculation of earnings per common share – diluted, are as follows (in thousands):

	Three Months Ended September 30,		Nine Months Ended September 30,
	2012	2011	2012	2011
Share options (1)	2,359	3,163	2,359	2,846
Operating partnership units	1,582	1,607	1,583	1,626
Share options and awards	—	894	—	940
Total anti-dilutive securities	3,941	5,664	3,942	5,412

_______________

(1) Exclusion results as exercise prices were greater than the average market price for each respective period.